HomeMy WebLinkAboutDR Full Code - JanuaryDEVELOPMENT REGULATIONS
Title 4
REVISED AND COMPILED ORDINANCES
City of
RENTON
WASHINGTON
1998
Code Publishing Company
9410 Roosevelt Way NE
Seattle, Washington 98115-1164
Telephone: 206-527-6831 Fax: 527-8411 E-mail: codepublishing@qwest.net
Contact Renton City Clerk Division at 425-430-6510 with questions concerning the City Code.
CITY OF RENTON
INCORPORATED SEPTEMBER 6, 1901
CITY OF RENTON MISSION STATEMENT
The City of Renton, in partnership with residents, business and
government, is dedicated to:
Providing a healthy atmosphere in which to live and raise families,
encourage responsible growth and economic vitality, and create a
positive work environment;
Resulting in a quality community where people choose to live, work
and play.
(Revised 1/08)
PREFACE
Citation to the Renton Development Regulations: This code contains all the provisions of
Title 4 of the Renton Municipal Code and should be cited as RMC; i.e., “see RMC 4-10-010.” An
RMC chapter should be cited chapter 4-10 RMC. An RMC section should be cited RMC 4-10-010.
Through references should be made as RMC 4-10-010 through 4-10-040. Series of sections
should be cited as RMC 4-10-010, 4-10-020, and 4-10-030.
Page and section numbering system: The page numbering system for these regulations
does not run sequentially from the first page of the document to the last. Instead, page numbering
begins with the number of the chapter followed by a page number. Each chapter starts with a Table
of Contents listing the provisions found in the chapter by page number. These Table of Contents
pages themselves are numbered with lowercase Roman numerals. For example, the first page of
the Table of Contents of the first chapter is 1-i; the first page of text of the first chapter is 1-1; the
tenth page is 1-10. The first page of the Table of Contents of the second chapter is 2-i; the first
page of text is 2-1, and so on to the end of the document. As the Development Regulations are
supplemented and pages are added, a decimal numbering and lettering system is used to allow
for expansion of existing chapters. A detailed directions page is included with each supplement.
The section numbering system used in the Development Regulations operates in the following
manner:
Legislation: The legislative source of each section is enclosed in parentheses at the end of the
applicable section or subsection. References to ordinances are abbreviated and a semicolon
between ordinance citations indicates an amendment of the earlier section; thus “(Ord. 4638, 4-4-94;
Amd. Ord. 4654, 6-5-94)” refers to Ordinance No. 4638 as amended by Ordinance No. 4654.
Index: The Development Regulations index follows Chapter 4-11. The index includes com-
plete cross-referencing and is keyed to the section and subsection numbers described above.
Errors or omissions: Although considerable care has been used in the production of this
code, it is inevitable in so large a work that there will be errors. As users of this code detect such
errors, it is requested that a note citing the section involved and the nature of the error be e-mailed
to: CPC@codepublishing.com, so that correction may be made in a subsequent update.
Computer access: CPC supports a variety of electronic formats for searching, extracting, and
printing code text. Contact the publisher for more information.
410010 A1a(i)
title of Renton Municipal Code
chapter of title
section of chapter
subsections
––
This Supplement No. 36 brings the Renton Development Regulations up to date
through Ordinance 5336, passed December 10, 2007,
still awaiting State Department of Ecology approval.
except for Ordinance 5136 (Shoreline Master Program Regulations), which is
1 - i (Revised 1/08)
Chapter 1
ADMINISTRATION AND ENFORCEMENT
CHAPTER GUIDE: Chapter 4-1 RMC provides the framework for Title 4 in terms of identifying the City’s
authority to adopt development regulations, stating the relationship and consistency of the development
regulations with the Comprehensive Plan, providing for interpretation and enforcement of the develop-
ment regulations, listing fee information, and referencing violation and penalty consequences.
This Chapter last amended by Ord. 5326, December 10, 2007.
SECTION PAGE
NUMBER NUMBER
4-1-010 TITLE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4-1-020 PURPOSE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4-1-030 AUTHORITY TO ADOPT REGULATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4-1-040 CONFORMITY WITH DEVELOPMENT REGULATIONS
REQUIRED (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4-1-050 ROLES AND RESPONSIBILITIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4-1-060 COMPREHENSIVE PLAN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
A. Purposes of Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
B. Description of Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
C. Plan Elements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
1. Required Elements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
2. Optional Elements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
3. Land Use Element Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
D. Adoption . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
4-1-070 CONSISTENCY OF REGULATIONS WITH COMPREHENSIVE PLAN . . . . 2
A. Consistency Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
B. Instruments Implementing the Comprehensive Plan . . . . . . . . . . . . . . . . . . . . . 3
1. Title 4 – Development Regulations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
2. Title 8 – Health and Sanitation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
3. Title 10 – Traffic . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
4-1-080 INTERPRETATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
A. Administrative Interpretation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
1. General. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
2. Zoning Conflicts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
B. Conflicts and Overlaps . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
C. Interpretation of Requirements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
D. More Restrictive/Higher Standards to Govern . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
E. Terminology . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
4-1-090 LIABILITY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
A. City Officer or Employee Not Liable . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
B. Liability of Owner or Builder Not Reduced . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
C. Disclaimer of Liability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
4-1-100 ENFORCEMENT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
B. Responsibility and Authority. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
SECTION PAGE
NUMBER NUMBER
(Revised 1/08)1 - ii
4-1-110 VIOLATIONS AND PENALTIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
A. Violations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
B. Remedies and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
1. Stop Work Order . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
2. Refusal of Approvals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
3. Provisions of RMC 1-3-1 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
4. Remedies Cumulative . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
5. Recovery of Costs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
C. Initiation of Proceedings Against Violation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
D. Authority to Revoke or Modify a Permit or Land Use Approval . . . . . . . . . . . . . . 5
E. Criteria for Permit Suspension, Revocation or Modification. . . . . . . . . . . . . . . . . 6
F. Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
4-1-120 SEVERABILITY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
4-1-130 TITLE NOT EXCLUSIVE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
4-1-140 BUILDING FEES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
A. Building Permit Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
B. Combination Building Permit Fees. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6.1
C. Building Plan Check Fee . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6.1
D. Demolition Permit Fee . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6.1
E. State Building Code Fee . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6.1
F. Electrical Permit Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6.1
1. Residential Fees – Single Family and Duplex . . . . . . . . . . . . . . . . . . . . . . 6.1
2. Multi-Family, Commercial and Industrial Fees. . . . . . . . . . . . . . . . . . . . . . 6.1
3. Temporary Electrical Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6.1
4. Miscellaneous Electrical Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6.1
5. Exemption . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6.1
G. Grade and Fill License Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
1. Grading License Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
2. Grading Plan Check Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
3. Drainage Plan Check Fees Associated with a Grading License . . . . . . . . . . 7
4. Solid Waste Fills. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
5. Annual Licenses of Solid Waste Fills . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
H. House Moving/Minimum Inspection Fee . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
I. Inspection Fee for Condominium Conversions . . . . . . . . . . . . . . . . . . . . . . . . . . 8
J. Manufactured/Mobile Home Installation Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
K. Mechanical Permit Fees. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
L. Plumbing Permit Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
M. Sign Permit Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
1. Permanent Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
2. (Deleted). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
3. Temporary and Portable Signs. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
4. Request for Administrative Modifications of City Center Sign
Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
5. Work in Advance of Sign Permit Issuance. . . . . . . . . . . . . . . . . . . . . . . . . . . 9
N. Swimming Pool/Hot Tub/Spa Installation Fees . . . . . . . . . . . . . . . . . . . . . . . . . 10
O. Miscellaneous Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
1. Replacement Permit Fee . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
SECTION PAGE
NUMBER NUMBER
1 - iii (Revised 1/08)
2. Re-Inspection Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
3. Plan Review Fees for Electrical, Plumbing, or Mechanical Permits. . . . . . 10
P. Refund of Building Division Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
1. Authority to Refund Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
2. Amount Refunded. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
a. Permit Fee . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
b. Plan Review Fee . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
3. Method of Obtaining Refund and Time Limit . . . . . . . . . . . . . . . . . . . . . . . . 10
4-1-150 FIRE PREVENTION FEES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
A. Fire Plan Review and Inspection Fees. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
B. Fire Permit Type. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
4-1-160 SCHOOL IMPACT MITIGATION FEES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
A. Findings and Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
B. Definitions. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
C. Impact Fee Program Elements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
D. Fee Calculations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
E. Assessment of Impact Fees. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
F. Exemptions and Credits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
G. Appeals and Independent Calculations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
H. The Impact Fee Account, Uses of Impact Fees, and Refunds. . . . . . . . . . . . . 16
I. Interlocal Agreement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
J. Adoption of the District Capital Facilities Plan and Submission of the
Annual Updates and Report and Data . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
K. Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
L. Special Funds Created. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
M. City Not Responsible . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
N. Severability. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
4-1-170 LAND USE REVIEW FEES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
A. Application Type. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
B. Joint Land Use Applications. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
C. Refund of Land Use Application Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
4-1-180 PUBLIC WORKS FEES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
A. Franchise Permit Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
B. Latecomer’s Agreement Application Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
C. Charges for Equitable Share of Public Works Facilities. . . . . . . . . . . . . . . . . . . 21
1. Privately Held Latecomer’s Fees and Special Assessment District
(Formerly Known as City Held Latecomer’s) Fees. . . . . . . . . . . . . . . . . . . . 21
a. Applicability of Private Held Latecomer’s Fee . . . . . . . . . . . . . . . . . . . . 21
b. Applicability of Special Assessment District Fee . . . . . . . . . . . . . . . . . . 21
c. Exemption for Latecomer’s or Special Assessment District Fees . . . . . 21
2. System Development Charges (SDC) – Water, Wastewater and
Storm Water . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
a. Applicability of System Development Charge. . . . . . . . . . . . . . . . . . . . . 22
b. System Development Charge Tables. . . . . . . . . . . . . . . . . . . . . . . . . . . 24
c. Examples . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
d. Exemptions to System Development Charge. . . . . . . . . . . . . . . . . . . . . 26
3. Segregation Criteria and Rules . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
SECTION PAGE
NUMBER NUMBER
(Revised 1/08)1 - iv
a. Segregation by Plat or Short Plat. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
b. Segregation by Administrative Determination . . . . . . . . . . . . . . . . . . . . 28
c. Segregation by Latecomer’s Agreement . . . . . . . . . . . . . . . . . . . . . . . . 29
D. Public Works Construction Permit Fees. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
1. Water Construction Permit Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
2. Water Meter Installation Fees – City Installed . . . . . . . . . . . . . . . . . . . . . . . 30
3. Water Meter Processing Fees – Applicant Installed. . . . . . . . . . . . . . . . . . . 30
4. Wastewater and Surface Water Construction Permit Fees . . . . . . . . . . . . . 30
5. Work in Right-of-Way – Construction Permit . . . . . . . . . . . . . . . . . . . . . . . . 31
6. Street Light System Fee. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
E. Public Works Plan Review and Inspection Fees . . . . . . . . . . . . . . . . . . . . . . . . 31
F. Release of Easement Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
G. Right-of-Way Use Permit Fees – Revocable Permits for the Use of
Excess Public Right-of-Way. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
H. Street and Alley Vacation Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
I. Temporary Utility Connection Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
4-1-190 MITIGATION FEES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
4-1-200 EXTRA FEES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
4-1-210 WAIVED FEES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
A. General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
B. Downtown Owner-Occupied Housing Incentive. . . . . . . . . . . . . . . . . . . . . . . . . 33
1. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
2. Eligibility Criteria. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
3. Applicable Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
4. Application Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
5. Restrictive Covenant . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
6. Cancellation of Covenant. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34/36.2
7. Effective Date and Sunset . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34/36.2
4-1-220 PROPERTY TAX EXEMPTION FOR MULTI-FAMILY
HOUSING IN RESIDENTIAL TARGETED AREAS . . . . . . . . . . . . . . . . . . . 36.3
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36.3
B. Definitions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36.3
C. Tax Exemption . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36.3
1. Duration of Exemption . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36.3
2. Limits on Exemption. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36.3
D. Project Eligibility. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36.3
1. Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36.3
2. Size and Structure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36.3
3. Special Design Regulations for Projects Located in the Center
Village Comprehensive Plan Designation or within the Urban
Center North District 2 (UC-N2) and Vested to the Requirements
of the Commercial Office Residential 3 (COR 3) Zone . . . . . . . . . . . . . . 36.4
4. Exception for Existing Residential Structure . . . . . . . . . . . . . . . . . . . . . . 36.4
5. Completion Deadline . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36.4
E. Application Procedure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36.4
1. Form. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36.4
2. Fee. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36.5
SECTION PAGE
NUMBER NUMBER
1 - v (Revised 11/07)
3. Deadline . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36.5
F. Application Approval. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36.5
1. Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36.5
2. Contract Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36.5
3. Issuance of Conditional Certificate. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36.5
G. Application Denial. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
1. Denial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
2. Appeal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
H. Amendment of Contract . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
I. Extension of Conditional Certificate . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
1. Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
2. Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
3. Denial – Appeal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
J. Final Certificate . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
1. Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
2. Determination. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
3. Filing with County Assessor . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
4. Recording. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
5. Denial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
6. Appeal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
K. Annual Certification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
L. Cancellation of Tax Exemption. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
1. Cancellation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
2. Appeal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39
3. Change of Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39
M. Sunset of Exemption for Applications for Conditional Certificates . . . . . . . . . . 39
4-1-230 SURETIES AND BONDS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39
A. City Approval Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39
B. Types of Security Accepted for Public Works Construction Permits
and Future Public Works Street/Utility Maintenance Requirements. . . . . . . . . . 39
C. Types of Security Accepted for All Other Purposes . . . . . . . . . . . . . . . . . . . . . . 39
D. Security Requirements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
1. Payable to City . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
2. Security Requirement Binding . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
3. Purpose of Security . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
4. Agreement Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
5. Effect of Lapse of Security . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
6. Transfer of Responsibility. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
7. City Approval Required Prior to Transfer of Responsibility . . . . . . . . . . . . . 40
8. Default . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
9. Proceeding Against Security . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
10. Release of Sureties for Private/On-Site Improvements . . . . . . . . . . . . . . . . 40
11. Release of Sureties for Public Improvements . . . . . . . . . . . . . . . . . . . . . . . 40
4-1-060A
1 - 1 (Revised 12/05)
4-1-010 TITLE:
This Title shall be known as the City of Renton
Development Regulations.
4-1-020 PURPOSE:
It is the intent of the Renton City Council that
these regulations implement the City’s policies
adopted in the City’s Comprehensive Plan in
compliance with the Washington State Growth
Management Act (GMA) and implement the re-
quirements of the State’s Regulatory Reform Act,
which has a primary goal of integrating environ-
mental review with project review.
4-1-030 AUTHORITY TO ADOPT
REGULATIONS:
The City of Renton Development Regulations are
adopted by City ordinance pursuant to Article XI,
Section 11 of the Washington State Constitution,
the State Growth Management Act and chapter
36.70B RCW. (Ord. 4722, 5-11-1998)
4-1-040 CONFORMITY WITH
DEVELOPMENT REGULATIONS
REQUIRED: (RESERVED)
4-1-050 ROLES AND
RESPONSIBILITIES:
The regulation of land development is a coopera-
tive activity including many different elected and
appointed boards and City staff. The specific re-
sponsibilities of these bodies are set forth in RMC
4-8-070.
(Ord. 2188, 10-25-1965; Ord. 2630, 4-26-1971;
Ord. 2962, 9-8-1975; Ord. 2967, 9-22-1975; Ord.
3101, 1-17-1977; Ord. 3592, 12-14-1981; Ord.
3760, 12-5-1983; Ord. 4342, 2-3-1992; Ord.
4584, 2-12-1996; Ord. 4587, 3-18-1996; Ord.
4648, 1-6-1997; Ord. 4722, 5-11-1998; Ord.
4777, 4-19-1999; Ord. 4802, 10-25-1999, Ord.
4821, 12-20-1999; Ord. 4827, 1-24-2000; Ord.
4835, 3-27-2000; Ord. 4851, 8-7-2000; Ord.
4954, 2-11-2002; Amd. Ord. 4963, 5-13-2002)
4-1-060 COMPREHENSIVE PLAN:
A. PURPOSES OF PLAN:
1. The primary purpose of the Comprehen-
sive Plan is to define and establish the policy
relating to the development of the community
as a whole; to indicate the principles and ob-
jectives which shall guide the establishment,
development and implementation of definite
and precise plans, public and private; to pro-
vide for the coordination of the many sepa-
rate plans which govern the development of
this community, to officially adopt a program
and guide which will enable the City to attain
the principles and objectives set forth in chap-
ter 35.63 RCW and the Growth Management
Act (chapter 36.70A RCW) in the manner pro-
vided. (Ord. 4437, 2-21-1994)
2. The overriding consideration is to pro-
mote public safety, welfare, and interest. Ad-
ditional factors to be considered (not in order
of priority) are preservation of property rights,
protection of life and property, equal opportu-
nities, public interests prevailing over private
interests, and economic and social benefits.
(Ord. 3976, 3-3-1986)
3. The Comprehensive Plan is intended to
guide the enactment of development regula-
tions that are consistent with the Comprehen-
sive Plan and capital budget decisions that
are in conformance with the Comprehensive
Plan.
4. The Comprehensive Plan is intended to
help resolve some of the dilemmas confront-
ing municipal officials and the people they
represent, and to provide a coordinated ap-
proach to local and regional problem solving.
5. Additional purposes of the Comprehen-
sive Plan are:
a. To improve the physical and social
environment of the City as a setting for
human activities; to make it more func-
tional, beautiful, decent, healthful, inter-
esting and efficient;
b. To insure acceptable levels of ac-
cess, utilities and other public services to
future growth and development;
4-1-060B
(Revised 12/05)1 - 2
c. To promote the public interest, and
the interest of the City at large;
d. To facilitate the democratic determi-
nation and implementation of City poli-
cies and development;
e. To effect coordination in develop-
ment;
f. To inject long range considerations
into the determination of short-range ac-
tions;
g. To provide professional and technical
knowledge in the decisions affecting de-
velopment of the City; and
h. To guide future development and
growth in the City that is consistent with
the goals and objectives of the Growth
Management Act as defined in RCW
36.70A.020, Planning Goals.
B. DESCRIPTION OF PLAN:
The planning horizon for the Comprehensive Plan
is twenty (20) years. The Plan is, of necessity,
general in its proposals. It must be flexible, since
it is impossible to predict all future events which
may affect the community. The Plan is not a de-
velopment regulation, although it makes signifi-
cant recommendations for future land use. The
Plan is not precise. It does not present engineer-
ing accuracy, nor does it claim to predict exactly
the future use of every parcel of property. It is not
intended to retroactively impose compliance with
goals, objectives and policies upon existing devel-
oped property, but voluntary compliance is en-
couraged.
C. PLAN ELEMENTS:
1. Required Elements: The Comprehen-
sive Plan shall contain the following manda-
tory planning elements as required by the
Growth Management Act:
a. A land use element designating the
proposed distribution, location and extent
of the uses of land.
b. A transportation element that is
consistent with the land use element and
includes land use assumptions, an inven-
tory of facility and service needs, service
standards, financing needs and a reas-
sessment of land use, if service stan-
dards cannot be met.
c. A housing element containing an
inventory of needs, policies for protection
and development of housing for all eco-
nomic segments of the community and
identifying sufficient land for housing.
d. A utilities element consisting of an
inventory of needs and policies for the
development of utilities and the location,
proposed location and capacity of all ex-
isting and proposed utilities.
e. A capital facilities element that in-
cludes an inventory of all capital facilities,
forecast of future needs, proposed loca-
tion of new or expanded facilities, a six
(6) year funding plan and a reassess-
ment of the land use element, if funding
falls short.
2. Optional Elements: The Comprehen-
sive Plan may include additional elements,
relating to the physical development within
the City; including, but not limited to, subarea
plans, each of which is consistent with the
other elements of the Comprehensive Plan.
3. Land Use Element Map: The land use
element map, maintained on display in the
customer service area of the Planning/Build-
ing/Public Works Department, illustrates in
broad and general terms the desired devel-
opment of the City during the twenty (20) year
planning period. (Ord. 4437, 2-21-1994;
Amd. Ord. 5153, 9-26-2005)
D. ADOPTION:
The Comprehensive Plan and any amendments
and associated subarea plans area adopted by
ordinance of the City Council after public hearing
by the Council. (Ord. 5153, 9-26-2005)
4-1-070 CONSISTENCY OF
REGULATIONS WITH
COMPREHENSIVE PLAN:
A. CONSISTENCY REQUIRED:
All City programs materially affecting land use, in-
cluding land use regulatory codes, shall be con-
sistent with the Comprehensive Plan. (Ord. 3976,
3-3-1986)
4-1-080C
1 - 3 (Revised 12/05)
B. INSTRUMENTS IMPLEMENTING THE
COMPREHENSIVE PLAN:
In order to fully accomplish the objectives and
principles of the Comprehensive Plan, all resolu-
tions and regulations of the City concerned with
the development and welfare of the community
and its people shall be considered in light of the
principles, objectives and policies set forth in the
Plan. To fulfill the requirements of chapters 35.63
and 36.70A RCW, and in the interest of public
safety, health, morals and the general welfare,
the following instruments will implement the Com-
prehensive Plan:
1. Title 4 – Development Regulations:
Chapter 1 Administration and Enforcement
Chapter 2 Zoning Districts: Uses and Stan-
dards
Chapter 3 Environmental Regulations and
Overlay Districts
Chapter 4 City-Wide Property Develop-
ment Standards
Chapter 5 Building and Fire Prevention
Standards
Chapter 6 Street and Utility Standards
Chapter 7 Subdivision Regulations
Chapter 8 Permits – General and Appeals
Chapter 9 Permits – Specific
Chapter 10 Nonconforming Structures, Uses
and Lots
Chapter 11 Definitions
(Ord. 5153, 9-26-2005)
2. Title 8 – Health and Sanitation:
Chapter 2 Storm and Surface Water Drain-
age
Chapter 4 Water
Chapter 5 Sewers
Chapter 6 Solid Waste Utility
Chapter 7 Noise Level Regulations
3. Title 10 – Traffic:
Chapter 10 Parking Regulations
(Ord. 4437, 2-21-1994; Ord. 4851, 8-7-2000;
Amd. Ord. 4963, 5-13-2002)
4-1-080 INTERPRETATION:
A. ADMINISTRATIVE INTERPRETATION:
1. General: The Planning/Building/Public
Works Administrator is hereby authorized to
make interpretations regarding the imple-
mentation of unclear or contradictory regula-
tions contained in this Title. Any interpretation
of the Renton Title IV Development Regula-
tions shall be made in accordance with the in-
tent or purpose statement of the specific
regulation and the Comprehensive Plan. Life,
safety and public health regulations are as-
sumed to prevail over other regulations.
2. Zoning Conflicts: In the event that there
is a conflict between either the development
standards or special development standards
listed in chapter 4-2 RMC, Zoning Districts:
Uses and Standards, and the standards and
regulations contained in another Section, the
Zoning Administrator shall determine which
requirement shall prevail in accordance with
the intent or purpose statement of the specific
regulation and the Comprehensive Plan. Life,
safety and public health regulations are as-
sumed to prevail over other regulation. (Ord.
5153, 9-26-2005)
B. CONFLICTS AND OVERLAPS:
This Title is not intended to repeal, abrogate, or
impair any existing easements, covenants, or
deed restrictions. However, where this Title and
another regulation, easement, covenant, or deed
restriction conflict or overlap, whichever imposes
the more stringent restrictions shall prevail. (Ord.
4071, 6-1-1987; Amd. Ord. 5153, 9-26-2005)
C. INTERPRETATION OF
REQUIREMENTS:
In interpreting and applying the provisions of this
Title, the requirements herein shall be:
1. Considered the minimum for the promo-
tion of the public health, safety, morals and
general welfare;
2. Liberally construed in favor of the gov-
erning body; and
3. Deemed neither to limit nor repeal any
other powers granted under State statutes.
(Ord. 4071, 6-1-1987; Amd. Ord. 5153,
9-26-2005)
4-1-080D
(Revised 12/05)1 - 4
D. MORE RESTRICTIVE/HIGHER
STANDARDS TO GOVERN:
Wherever any regulation in this Title imposes
higher or more restrictive standards than are re-
quired in any other statute or regulation, the pro-
visions of this Title shall govern. Wherever the
provisions of any other statute or regulation im-
pose higher or more restrictive standards, the
provisions of such other statute or regulation shall
govern. (Ord. 4404, 6-7-1993; Amd. Ord. 4963,
5-13-2002; Ord. 5153, 9-26-2005)
E. TERMINOLOGY:
When not inconsistent with the context, words
used in the present tense include the future,
words in the plural number include the singular
number and words in the singular number include
the plural number. The word “shall” is always
mandatory. (Ord. 4007, 7-14-1986; Amd. Ord.
5153, 9-26-2005)
4-1-090 LIABILITY:
A. CITY OFFICER OR EMPLOYEE NOT
LIABLE:
No officer, agent or employee of the City shall be
personally liable for any damage that may accrue
to persons or property as a result of any act re-
quired or permitted in the discharge of his duties
under this Title. Any suit brought against any of-
ficer, agent or employee of the City as a result of
any act required or permitted in the discharge of
his duties under this Title shall be defended by the
City Attorney until the final determination of the
proceedings therein. (Ord. 2820, 1-14-1974, eff.
1-19-1974)
The Administrative Authority or any employee
performing duties in connection with the enforce-
ment of this Title and acting in good faith and with-
out malice in the performance of such duties shall
be relieved from any personal liability for any
damage to persons or property as a result of any
act or omission in the discharge of such duties,
and in the event of claims and/or litigation arising
from any such act or omission, the City Attorney
shall, at the request of and on behalf of said Ad-
ministrative Authority or employee, investigate
and defend such claims and/or litigation and if the
claim be deemed by the City Attorney a proper
one or if judgment be rendered against such Ad-
ministrative Authority or employee, said claim or
judgment shall be paid by the City. (Ord. 4546,
7-24-1995)
B. LIABILITY OF OWNER OR BUILDER
NOT REDUCED:
This Title shall not be construed to relieve from or
lessen the responsibility of any person owning,
building, altering, constructing, moving, modify-
ing, or maintaining any structure or land use in the
City for damages to anyone injured or damaged
either in person or property by any defect therein;
nor shall the City of Renton, or any of its agents
thereof, be held as assuming such liability by rea-
son of permit, approval, inspection, certificate of
inspection or certificate of occupancy issued by
the City or any of its agents. (Ord. 2877, 9-9-1974)
C. DISCLAIMER OF LIABILITY:
The degree of hazard protection required by RMC
4-3-050, Critical Areas Regulations, is considered
reasonable for regulatory purposes and is based
on scientific and engineering considerations.
RMC 4-3-050 does not imply that land outside the
areas of special flood hazards or uses permitted
within such areas will be free from flooding or
flood damages. RMC 4-3-050 shall not create lia-
bility on the part of the City, any officer or em-
ployee thereof for damages that result from
reliance on this section or any administrative de-
cision lawfully made hereunder. (Ord. 4835,
3-27-2000)
4-1-100 ENFORCEMENT:
A. PURPOSE:
The purpose of this Section is to promote compli-
ance with this Title by establishing enforcement
authority, defining violations, and setting stan-
dards for initiating the procedures set forth in
chapter 1-3 RMC, Remedies and Penalties, when
violations of this Title occur. The provisions of this
Title and any conditions associated with entitle-
ments approved by the City shall be diligently en-
forced in order to promote the City’s planning
efforts and to protect the public health, safety, and
welfare. A further intent of this Section is to en-
sure that no permit, license, or land use approval
is issued in conflict with the provisions of this Title.
(Ord. 4856, 8-21-2000; Amd. Ord. 5153,
9-26-2005)
B. RESPONSIBILITY AND AUTHORITY:
The Development Services Director, or his/her
designee, shall be authorized to enforce the pro-
visions of Title 4 of the Renton Municipal Code.
The Director shall also enforce any implementing
administrative rules, administration, and approval
4-1-110D
1 - 5 (Revised 12/05)
conditions attached to any land use approval,
through revocation or modification of permits, or
through the enforcement, penalty and abatement
provisions of chapter 1-3 RMC, Remedies and
Penalties. (Ord. 5153, 9-26-2005)
4-1-110 VIOLATIONS AND
PENALTIES:
A. VIOLATIONS:
Violations are illegal and are misdemeanors sub-
ject to the enforcement penalty and abatement
procedures of RMC 1-3-1 and 1-3-3. (Ord. 4346,
3-9-1992; Amd. Ord. 5153, 9-26-2005)
B. REMEDIES AND PENALTIES:
1. Stop Work Order: Any construction in vi-
olation of this Title, or any condition(s) im-
posed on a permit or license, may be subject
to the issuance of a “Stop Work Order.”
2. Refusal of Approvals:
a. The City shall not issue any permit or
grant any approval necessary to develop
any real property which has been di-
vided, or which has resulted from a divi-
sion, in violation of the provisions of the
Renton Municipal Code or state subdivi-
sion regulations.
b. No approval shall be granted for a
land use permit, land division, or building
permit for any parcel of land on which
there is a violation of any City or state law
or permit to use or development of the
property, unless such violations are ei-
ther corrected prior to application or are
required to be corrected as a condition of
approval.
c. The City shall not issue any permit or
grant any land use approval to any indi-
vidual or corporation that has not paid all
land use-related fines, penalties, permit
fees, or collections due to the City for any
previous infraction or criminal violation of
RMC Title 4.
3. Provisions of RMC 1-3-1: Any person
violating or failing to comply with any order
made hereunder shall be guilty of a misde-
meanor and punished pursuant to RMC
1-3-1.
4. Remedies Cumulative: All remedies
concerning this Title shall be cumulative and
not exclusive. The conviction and punish-
ment of any person hereunder shall not re-
lieve such person from the responsibility of
correcting prohibited conditions or removing
prohibited structures, signs, or improve-
ments, and shall not prevent the enforced
correction or removal thereof.
5. Recovery of Costs: Where any action or
activity is required to be taken by a person
under the provisions of this Title, the City Ad-
ministration may direct that in default of its
being done by the responsible party, such ac-
tion or activity shall be done at the expense of
the party in default and the City may recover
the expenses. (Ord. 4722, 5-11-1998; Amd.
Ord. 4856, 8-21-2000; Ord. 5153, 9-26-2005)
C. INITIATION OF PROCEEDINGS
AGAINST VIOLATION:
1. The City may initiate proceedings to re-
voke or modify any permit or land use ap-
proval it has issued;
2. An aggrieved party may file a request for
the City to initiate revocation or modification
proceedings, or suspend a permit, or land
use approval. (Ord. 5153, 9-26-2005)
D. AUTHORITY TO REVOKE OR MODIFY
A PERMIT OR LAND USE APPROVAL:
Authority to revoke or modify a permit or land use
approval shall be exercised by the approving
body, as follows:
1. The City Council, after a recommenda-
tion from the Hearing Examiner, may revoke,
modify, or refuse to grant any preliminary
subdivision, zone reclassification or other ap-
proval issued by the Council or Hearing Ex-
aminer.
2. The Planning/Building/Public Works Ad-
ministrator may, for cause, revoke or modify
any permit or other land use approval issued
by the Administrator.
3. For purposes of this Section, cause to re-
voke or modify a permit or land use approval
4-1-110E
(Revised 12/05)1 - 6
shall mean that the permit or land use ap-
proval was obtained by fraud or by providing
inaccurate, incomplete, or misleading infor-
mation where the person holding the permit
fails to perform a condition precedent or sub-
sequent to the granting of the permit or land
use approval. (Ord. 5153, 9-26-2005)
E. CRITERIA FOR PERMIT
SUSPENSION, REVOCATION OR
MODIFICATION:
Any permit, or other land use approval issued by
the City pursuant to this Title, may be suspended,
revoked or modified on one or more of the follow-
ing grounds:
1. The approval was obtained by fraud;
2. The approval was based upon inaccu-
rate, incomplete or misleading information
provided by the applicant;
3. The holder of the permit or approval inter-
feres with the Administrator or any authorized
representative in the performance of his or
her duties related to the permit or approval; or
4. The holder of the permit or approval fails
to comply with any notice and order issued
pursuant to code compliance regulations;
5. The holder of the permit or approval fails
to comply with the condition precedent or
subsequent to the granting of the permit or
land use approval. (Ord. 5153, 9-26-2005)
F. APPEALS:
See RMC 4-8-110 for appeal process. (Ord.
5153, 9-26-2005)
4-1-120 SEVERABILITY:
If any provision of this Title or its application to any
person or property is held invalid by a court of
competent jurisdiction, the remainder of the Title
or the application of the provision to other per-
sons or circumstances shall not be affected. (Ord.
4522, 6-5-1995)
4-1-130 TITLE NOT EXCLUSIVE:
Nothing in this Title shall be construed to abro-
gate or impair the power of the City or any depart-
ment thereof to enforce any provision of its
Charter or its ordinances or regulations, nor to
prevent or punish violations thereof, and any
powers conferred by this Title shall be in addition
to and supplemental to powers conferred by other
laws, nor shall this Title be construed to impair or
limit in any way the power of the City to define and
declare nuisance and to cause their removal or
abatement by summary proceedings, or in any
manner provided by law. (Ord. 4546, 7-24-1995)
4-1-140 BUILDING FEES:
A. BUILDING PERMIT FEES:
Payable prior to issuance of building permit.
TOTAL VALUATION:FEE:
$1.00 to $500.00 $28.00
$501.00 to $2,000.00 $28.00 for the first
$500.00 plus $3.65 for
each additional
$100.00, or fraction
thereof, to and includ-
ing $2,000.00
$2,001.00 to
$25,000.00
$82.75 for the first
$2,000.00 plus $16.75
for each additional
$1,000.00, or fraction
thereof, to and includ-
ing $25,000.00
$25,001.00 to
$50,000.00
$468.00 for the first
$25,000.00 plus $12.00
for each additional
$1,000.00, or fraction
thereof, to and includ-
ing $50,000.00
$50,001.00 to
$100,000.00
$696.00 for the first
$50,000.00 plus $8.35
for each additional
$1,000.00, or fraction
thereof, to and includ-
ing $100,000.00
$100,001.00 to
$500,000.00
$1,113.50 for the first
$100,000.00 plus $6.70
for each additional
$1,000.00, or fraction
thereof, to and includ-
ing $500,000.00
$500,001.00 to
$1,000,000.00
$3,793.50 for the first
$500,000.00 plus $5.65
for each additional
$1,000.00, or fraction
thereof, to and includ-
ing $1,000,000.00
4-1-140F
1 - 6.1 (Revised 12/05)
(Ord. 4546, 7-24-1995; Amd. Ord. 4768,
3-8-1999; Ord. 5085, 6-21-2004)
B. COMBINATION BUILDING PERMIT
FEES:
For each new single family residential structure.
Payable prior to issuance of building permit.
(Ord. 4673, 7-28-1997; Amd. Ord. 4768,
3-8-1999; Ord. 5085, 6-21-2004)
C. BUILDING PLAN CHECK FEE:
In addition to the building permit fees or combina-
tion building permit fees, a plan check fee equal
to sixty five percent (65%) of the permit fee will be
charged on all building permits. Payable at the
time of building permit application submittal.
D. DEMOLITION PERMIT FEE:
Fifteen dollars ($15.00). (Ord. 5153, 9-26-2005)
E. STATE BUILDING CODE FEE:
A State building fee of four dollars fifty cents
($4.50) shall be charged to all projects requiring a
building permit as well as an additional two dol-
lars ($2.00) for each unit of multi-family. (Ord.
5153, 9-26-2005)
F. ELECTRICAL PERMIT FEES:
(Ord. 4400, 5-3-1993; Ord. 4596, 4-8-1996; Ord.
4673, 7-28-1997)
5. Exemption: Residential telephone com-
munication systems, thermostats, security
systems, and cable television installations
are exempt from fees under this Section.
(Ord. 4073, 6-8-1987; Ord. 4400, 5-3-1993;
Ord. 4596, 4-8-1996; Amd. Ord. 4768,
3-8-1999; Ord. 5085, 6-21-2004)
$1,000,001.00 and up $6,615.50 for the first
$1,000,000.00 plus
$4.35 for each addi-
tional $1,000.00, or
fraction thereof
TYPE OF
WORK
PLUS FEE AMOUNT BASED
UPON RESIDENTIAL
STRUCTURE SQUARE FOOTAGE
Up to 3,000 sq. ft. Over 3,000 sq. ft.
Plumbing $150.00 $175.00
Mechanical $150.00 $175.00
Electrical $75.00 $100.00
1. RESIDENTIAL FEES – SINGLE FAMILY
AND DUPLEX
a. New Service – Single Family and Duplex:
Up to 200 AMP $70.00
Over 200 AMP $80.00
b. Service Changes/New Circuits – Single
Family and Duplex:
Change up to 200 AMP $45.00
TOTAL VALUATION:FEE:Change over 200 AMP $60.00
Any new circuits added to above $15.00 each
(to a maximum
of $45.00)
Minimum fee for remodel/addi-
tion of new circuits without a ser-
vice charge
$45.00
2. MULTI-FAMILY, COMMERCIAL AND
INDUSTRIAL FEES
Fees for all types of electrical permits are
based on value of work:
$1.00 – 250.00 $45.00
$250.01 – 1,000.00 $45.00 +
3.3% of cost
$1,000.01 – 5,000.00 $78.00 +
2.9% of value
$5,000.01 – 50,000.00 $223.00 +
1.7% of value
$50,000.01 – 250,000.00 $1,073.00 +
1.0% of value
$250,000.01 – 1,000,000.00 $3,573.00 +
0.8% of value
$1,000,000.01 and up $11,573.00 +
0.45% of
value
3. TEMPORARY ELECTRICAL SERVICES –
$45.00
4. MISCELLANEOUS ELECTRICAL FEES
Job Trailers $45.00 each
Signs $45.00 each
Swimming Pools, Hot Tubs,
Saunas
$60.00 each
Mobile Homes $45.00
Low Voltage Work (e.g., alarm
systems; thermostats; com-
puter, data, or phone lines; fibre
optics, cable television, etc.)
50% of
standard fee
(Revised 12/05)1 - 6.2
This page left intentionally blank.
4-1-140G
1 - 7 (Revised 7/04)
G. GRADE AND FILL LICENSE FEES:
Fees shall be based on the volume of the excava-
tion and fill.
(Ord. 2820, 1-14-1974 eff. 1-19-1974, Amd. Ord.
3592, 12-14-1981)
In addition to the license fees, a grading plan
check fee and a drainage plan check fee is
charged for all grading licenses requiring plan re-
view. Before accepting a set of plans and specifi-
cations for checking, the Development Services
Division shall collect a plan checking fee.
(Ord. 3832, 8-13-1984; Ord. 2820, 1-14-1974, eff.
1-19-1974)
4. Solid Waste Fills: The plan check fee for
solid waste fills shall be one and one-half
(1-1/2) times the plan checking fees listed
above. The fee for a grading license authoriz-
ing additional work to that under a valid li-
cense shall be the difference between the fee
paid for the original license and the fee shown
for the entire project. (Ord. 2820, 1-14-1974)
5. Annual Licenses of Solid Waste Fills:
The fee for annual licenses for solid waste
fills shall be one and one-half (1-1/2) times
the plan checking fees listed above. The fee
for a grading license authorizing additional
work to that under a valid license shall be the
difference between the fee paid for the origi-
nal license and the fee shown for the entire
project. Any unused fee may be carried for-
ward to the next year. If any work is done be-
fore the license is issued, the grading license
fee shall be doubled. (Ord. 2820, 1-14-1974;
Amd. Ord. 3592 12-14-1981)
1. GRADING LICENSE FEES:
Volume of Excavation and Fill Fee Amount
50 cubic yards or less $10.00
51 – 100 cubic yards $15.00
101 – 1,000 cubic yards:
– for the first 100 cubic yards $15.00
– for each additional 100 cubic
yards or fraction
$7.00
1,001 – 10,000 cubic yards:
– for the first 1,000 cubic yards $78.00
– for each additional 1,000 cubic
yards or fraction
$6.00
10,001 – 100,000 cubic yards:
– for the first 10,000 cubic yards $132.00
– for each additional 10,000
cubic yards or fraction
$27.00
100,001 or more cubic yards:
– for the first 100,000 cubic yards $375.00
– for each additional 100,000
cubic yards
$15.00
2. GRADING PLAN CHECK FEES:
Number of Cubic Yards Fee Amount
50 cubic yards or less $5.00
51 – 100 cubic yards $10.00
101 – 1,000 cubic yards $15.00
1,001 – 10,000 cubic yards $20.00
10,001 – 100,000 cubic yards:
– for the first 10,000 cubic yards $20.00
– for each additional 10,000
cubic yards
$10.00
100,001 – 200,000 cubic yards:
– for the first 100,000 cubic yards $110.00
– for each additional 10,000
cubic yards
$6.00
200,001 or more cubic yards:
– for the first 200,000 cubic yards $170.00
– for each additional 10,000
cubic yards
$3.00
3. DRAINAGE PLAN CHECK FEES ASSOCI-
ATED WITH A GRADING LICENSE:
$50.00, plus $1.00 for every 10,000 square feet
of land area
4-1-140H
(Revised 7/04)1 - 8
H. HOUSE MOVING/MINIMUM
INSPECTION FEE:
Seventy five dollars ($75.00) per hour. This covers
only the Building Section inspection of the struc-
ture prior to move. There is a separate additional
fee charged by the Public Works Department to
cover the actual house move permit. A building
permit is also required in order to site the structure
on the new site. (Ord. 4491, 12-19-1994)
I. INSPECTION FEE FOR
CONDOMINIUM CONVERSIONS:
One hundred dollars ($100.00) for the first unit
and fifteen dollars ($15.00) per unit thereafter.
(Ord. 3366, 10-15-1979)
J. MANUFACTURED/MOBILE HOME
INSTALLATION FEES:
Includes plan review and inspection fees for the
foundation (electrical, plumbing, mechanical,
sewer and water connection fees are in addition
to these amounts).
(Ord. 3770, 12-19-1983; Amd. Ord. 4768,
3-8-1999)
K. MECHANICAL PERMIT FEES:
(Ord. 4596, 4-8-1996; Amd. Ord. 4768, 3-8-1999;
Ord. 5085, 6-21-2004)
Location Fee
Within a
manufactured
home park $100.00
Outside of a
manufactured
home park
Building permit fee pursuant to
RMC 4-1-140A (based upon the
combined value of the home and
foundation) and a plan review fee
pursuant to RMC 4-1-140C.
BASIC PERMIT FEE:$45.00
Plus Itemized Fees Below:
Heating and Air Conditioning
System:
Installation, alteration, repair, addition,
or relocation of each: Heating system
(furnace, heat pump, suspended
heater, fireplace, wood stove, etc.).
A/C system (air conditioner, chiller or
Air Handling Unit (VAV) including ducts
and vents) $17.00
Boiler or Compressor:
Installation or relocation of each:
to and including 3 horsepower $17.00
over 3 horsepower to and including
15 horsepower $30.00
over 15 horsepower to and including
30 horsepower $40.00
over 30 horsepower to and including
50 horsepower $60.00
over 50 horsepower $100.00
Absorption System:
Installation or relocation of each:
to and including 100,000 Btu/h $17.00
over 100,000 Btu/h to and including
500,000 Btu/h $30.00
over 500,000 Btu/h to and including
1,000,000 Btu/h $40.00
over 1,000,000 Btu/h to and including
1,750,000 Btu/h $60.00
over 1,750,000 Btu/h $100.00
Residential ventilation/exhaust fan
Plus Itemized Fees Below:
$8.00
each
Commercial ventilation/exhaust
system not a portion of any heating
or air-conditioning system authorized
by a permit
$17.00
each
Commercial Hood:
Installation of each served by a
mechanical exhaust, including the
ducts for such hood
$50.00
each
Incinerator:
Installation or relocation of each $75.00
each
Appliance or piece of equipment regu-
lated by this code but not classed in
other appliance categories, or for which
no other fee is listed in this code
$17.00
each
Fuel Gas Piping:
Each gas-piping system of 1 to 4 out-
lets $12.00
Each gas-piping system of 5 or more
outlets, per outlet $2.50
4-1-140M
1 - 9 (Revised 12/05)
L. PLUMBING PERMIT FEES:
(Ord. 4596, 4-8-1996, Amd. Ord. 4673,
7-28-1997; Ord. 4768, 3-8-1999; Ord. 5085,
6-21-2004)
M. SIGN PERMIT FEES:
(Amd. Ord. 4768, 3-8-1999)
2.(Deleted by Ord. 4768, 3-8-1999) (Ord.
3719, 4-11-1983)
(Ord. 3719, 4-11-1983; Amd. Ord. 4817,
11-22-1999; Ord. 4848, 6-26-2000; Ord. 4908,
6-11-2001; Ord. 5062, 1-26-2004)
4. Request for Administrative Modifica-
tions of City Center Sign Regulations per
RMC 4-4-100H9: One hundred dollars
($100.00). (Ord. 4720, 5-4-1998)
5. Work in Advance of Sign Permit Issu-
ance: Where work for which the permit is re-
quired by this Title is started or proceeded
with prior to obtaining said permit, the fees
above specified shall be doubled; but the
payment of such double fee shall not relieve
any persons from complying with the require-
ments of this Title in the execution of the work
nor from any other penalties prescribed
herein. (Ord. 3719, 4-11-1983; Amd. Ord.
4848, 6-26-2000)
BASE FEE FOR ALL TYPES
OF WORK:
$45.00
Plus Itemized Fees Below:
Per plumbing fixture (e.g., sink,
shower, toilet, dishwasher, tub,
etc.) or set of fixtures on one trap
$8.00
For meter to house water service $8.00
Per outlet associated with a gas
piping system
up to 5: $12.00
additional
outlets are
$2.50 each
Per drain for rainwater systems $8.00
Per lawn sprinkler system –
includes backflow prevention
$8.00
Per fixture for repair or alteration
of drainage or vent piping
$8.00
Per vacuum breaker or backflow
protection device on tanks, vats,
etc.
$8.00
Per interceptor for industrial
waste pretreatment
$8.00
1. PERMANENT SIGNS:
Roof, projecting, awning,
canopy, marquee and wall
signs
$125.00 per tenant
for any number of
signs
Freestanding ground and
pole signs $175.00 per sign
3. TEMPORARY AND
PORTABLE SIGNS:
Fee Amount
Real Estate Directional
Signs, pursuant to RMC
4-4-100J2
$50.00 per sign,
permit valid for a
12-month period
Grand Opening Event
Signs, pursuant to RMC
4-4-100J6d(1)
$25.00 per site, per
opening
Event Signs, pursuant to
RMC 4-4-100J6d(2) and
(3)
$15.00 per type of
sign identified in
RMC 4-4-100J6b,
per promotion
A-Frame Signs, pursuant
to RMC 4-4-100J5
$100.00 for the first
sign and $50.00 for
each additional sign,
for a 12-month
period
Commercial Property Real
Estate Banner
$50.00 per sign,
permit valid for a 12-
month period
Decorative Flags $50.00 per
entrance, permit
valid until flag(s)
removed
4-1-140N
(Revised 12/05)1 - 10
N. SWIMMING POOL/HOT TUB/SPA
INSTALLATION FEES:
O. MISCELLANEOUS FEES:
1. Replacement Permit Fee: Permit cop-
ies for replacement of lost or mutilated build-
ing, demolition, grading, plumbing, electrical
or mechanical permit will be furnished upon a
payment of a service fee of twenty dollars
($20.00).
2. Re-Inspection Fees: Re-inspection fees
are assessed under the provisions of Section
305.8 of the Uniform Building Code. Re-
inspection fees shall be forty seven dollars
($47.00) per hour or the total hourly cost to
the jurisdiction, whichever is greatest. This
cost shall include supervision, overhead,
equipment, hourly wages and fringe benefits
of the employees involved.
3. Plan Review Fees for Electrical,
Plumbing, or Mechanical Permits: In addi-
tion to the above permit fees, a plan check
fee equal to forty percent (40%) of the permit
fee may be charged when required by the
Building Official. (Ord. 4596, 4-8-1996; Amd.
Ord. 4768, 3-8-1999)
P. REFUND OF BUILDING DIVISION
FEES:
1. Authority to Refund Fees: The Devel-
opment Services Director may authorize the
refunding of any fees paid hereunder which
were erroneously paid or collected.
2. Amount Refunded:
a. Permit Fee: Due to the City’s cost in
screening, accepting, and initial process-
ing of land use applications the Develop-
ment Services Director may authorize the
refunding of not more than eighty percent
(80%) of the permit fee paid when no
substantial work has been done under a
permit issued in accordance with this
Code.
b. Plan Review Fee: Due to the City’s
cost in screening, accepting, and initial
processing of land use applications, the
Development Services Director may au-
thorize the refunding of not more than
eighty percent (80%) of the plan review
fee paid when an applicant for a permit
for which a plan review fee has been paid
is withdrawn or cancelled before any sub-
stantial plan review effort has been ex-
pended.
3. Method of Obtaining Refund and Time
Limit: The Development Services Director
shall not authorize the refunding of any fee
paid except upon written application filed by
the original permittee not later than one hun-
dred eighty (180) days after the date of the
fee payment. (Ord. 5153, 9-26-2005)
Type of Work/Installation Fee Amount
Public pool, spa, hot tub $30.00
Private pool, spa, hot tub $20.00
Pool filling system, including
backflow prevention, each
$2.00
Each water heater and/or vent $2.00
Gas piping system, each $2.00
Replacing of filter $3.00
Miscellaneous replacements $3.00
Backwash receptor $2.00
4-1-160A
1 - 11 (Revised 4/07)
4-1-150 FIRE PREVENTION FEES:
A
(Ord. 4547, 7-24-1995; Amd. Ord. 5086,
6-21-2004; Ord. 5177, 12-12-2005; Ord. 5193,
1-23-2006)
4-1-160 SCHOOL IMPACT
MITIGATION FEES:
A. FINDINGS AND AUTHORITY:
The City Council of the City of Renton (the “Coun-
cil”) hereby finds and determines that new growth
and development in the City of Renton will create
additional demand and need for school facilities,
and the Council finds that new growth and devel-
opment should pay a proportionate share of the
cost of new facilities needed to serve the new
growth and development.
Therefore, pursuant to Chapter 82.02 RCW, the
Council adopts this Section to assess school im-
pact fees for the Issaquah School District and the
Kent School District. The provisions of this Sec-
tion shall be liberally construed in order to carry
out the purposes of the Council in establishing the
school impact fee program. (Ord. 5263, 3-5-2007)
A. FIRE PLAN REVIEW AND INSPECTION
FEES:
Value of Work Fee Amount
$0 to $249.99 $30.00
$250.00 to $999.99 $30.00 plus 2% of the
cost
$1,000.00 to $4,999.99 $50.00 plus 2% of the
cost
$5,000.00 or more $120.00 plus 0.9% of the
cost
Construction
Re-Inspection
A fee of $60.00 per hour
may be assessed if the
requested inspection
does not meet the
approval of the inspector
Violation Re-Inspec-
tion after 30-day pe-
riod (whenever 30
days or more have
passed since Fire De-
partment notification of
a violation, which re-
quired re-inspection,
and such violation has
not been remedied or
granted an extension)
$50.00
Pre-Citation Follow-
Up Inspection when
re-inspections are
required beyond the
original re-inspection
$50.00 each inspection
Malfunctioning Fire
Alarm Fee
First, second, and third
false alarms – no
charge. Fourth and fifth
false alarms in a calen-
dar year – $50.00/each.
Sixth false alarm and
successive false alarms
in a calendar year –
$100.00/each
Late Payment
Penalty
$25.00 for late payment
of malfunctioning fire
alarm fee and pre-cita-
tion inspection fee
B. FIRE PERMIT
TYPE:
FEE AMOUNT:
Operational Fire
Code Permit (issued
in accordance with
Section 105.6 of the
IFC)
$60.00 per year. Excep-
tion 1 – Hazardous
materials and HPM facili-
ties $100.00 per year
Construction Permit 20% of the above Plan
Review/Inspection Fee
or a minimum of $50.00,
whichever is greater
Replacement for Lost
Permit
$25.00 for each permit
Hazardous Produc-
tion Materials Permit
(for businesses stor-
ing, handling, or using
hazardous production
materials as regulated
in the fire code)
$100.00 per year
Underground Tank
Removal Permit
(commercial)
See Plan Review and
Construction Permit
Fees
Underground Tank
Removal or Aban-
donment-in-Place
Permit (residential)
$60.00
4-1-160B
(Revised 4/07)1 - 12
B. DEFINITIONS:
The following words and terms shall have the fol-
lowing meanings for the purposes of this Section,
unless the context clearly requires otherwise.
Terms otherwise not defined herein shall be de-
fined pursuant to RCW 82.02.090, or given their
usual and customary meaning.
1. “Capital Facilities Plan” means the Dis-
trict’s Capital Facilities Plan adopted by the
School Board consisting of:
a. A forecast of future needs for school
facilities based on the District’s enroll-
ment projections;
b. The long-range construction and
capital improvements projects of the Dis-
trict;
c. The schools under construction or
expansion;
d. The proposed locations and capaci-
ties of expanded or new school facilities;
e. At least a six (6) year Financing Plan
Component, updated as necessary to
maintain at least a six (6) year forecast
period, for financing needed school facil-
ities within projected funding levels, and
identifying sources of financing for such
purposes, including bond issues autho-
rized by the voters and projected bond is-
sues not yet authorized by the voters;
and
f. Any other long-range projects
planned by the District.
2. “City” means the City of Renton, King
County, Washington.
3. “Classrooms” means educational facili-
ties of the District required to house students
for its basic educational program. The class-
rooms are those facilities the District deter-
mines are necessary to best serve its student
population. Specialized facilities as identified
by the District, including but not limited to
gymnasiums, cafeterias, libraries, adminis-
trative offices, and child care centers, shall
not be counted as classrooms.
4. “Construction Cost Per Student” means
the estimated cost of construction of a perma-
nent school facility in the District for the grade
span of school to be provided, as a function
of the District’s design standard per grade
span and taking into account the require-
ments of students with special needs.
5. “Design Standard” means the space re-
quired, by grade span, and taking into ac-
count the requirements of students with
special needs, which is needed in order to ful-
fill the educational goals of the District as
identified in the District’s Capital Facilities
Plan.
6. “Developer” means the person or entity
who owns or holds purchase options or other
development control over property for which
development activity is proposed.
7. “Development Activity” means any resi-
dential construction or expansion of a build-
ing, structure or use; any change in use of a
building or structure; or any change in the use
of land that creates additional demand for
school facilities.
8. “District” means school district and refers
to either the Issaquah School District No. 411,
King County, Washington, or the Kent School
District No. 415, King County, Washington.
(Ord. 5263, 3-5-2007)
9. “Elderly” means a person aged sixty two
(62) or older.
10. “Encumbered” means to reserve, set
aside, or otherwise earmark the impact fees
in order to pay for commitments, contractual
obligations, or other liabilities incurred for
public facilities.
11. “Fee Schedule” means the schedule set
forth as Attachment B to Ordinance 4808 in-
dicating the standard fee amount per dwelling
unit that shall be paid as a condition of resi-
dential development within the City.
12. “Grade Span” means the categories into
which a District groups its grades of students,
i.e., elementary school, middle or junior high
school, and high school.
13. “Interlocal Agreement” means the inter-
local agreement by and between the City of
Renton and the District as authorized in sub-
4-1-160D
1 - 13 (Revised 1/08)
section I of this Section. (Ord. 5263,
3-5-2007)
14. “Permanent Facilities” means the facili-
ties of the District with a fixed foundation
which are not relocatable facilities.
15. “Relocatable Facility” means any fac-
tory-built structure, transportable in one or
more sections, that is designed to be used as
an education space and is needed to prevent
the overbuilding of school facilities to meet
the needs of service areas within the District,
or to cover the gap between the time that
families move into new residential develop-
ments and the date that construction is com-
pleted on permanent school facilities.
16. “Relocatable Facilities Cost Per Stu-
dent” means the estimated cost of purchas-
ing and siting a relocatable facility in the
District for the grade span of school to be pro-
vided, as a function of the District’s design
standard per grade span, and taking into ac-
count the requirements of students with spe-
cial needs.
17. “Site Cost Per Student” means the esti-
mated cost of a site in the District for the
grade span of school to be provided, as a
function of the District’s design standard per
grade span, and taking into account the re-
quirements of students with special needs.
18. “Standard of Service” means the stan-
dard adopted by the District which identifies
the program year, the class size by grade
span, and taking into account the require-
ments of students with special needs, the
number of classrooms, the types of facilities
the District believes will best serve its student
population, and other factors as identified by
the District. The District’s standard of service
shall not be adjusted for any portion of the
classrooms housed in relocatable facilities
which are used as transitional facilities or for
any specialized facilities housed in relocat-
able facilities. Except as otherwise defined by
the School Board pursuant to a Board resolu-
tion, “transitional facilities” shall mean those
facilities that are used to cover the time re-
quired for the construction of permanent facil-
ities; provided, that the District has the
necessary financial commitments in place to
complete the permanent facilities called for in
the Capital Facilities Plan.
19. “Student Factor” means the number de-
rived by the District to describe how many
students of each grade span are expected to
be generated by a dwelling unit. Student fac-
tors shall be based on District records of av-
erage actual student generation rates for new
developments constructed over a period of
not more than five (5) years prior to the date
of the fee calculation; provided, that if such in-
formation is not available in the District, data
from adjacent districts, districts with similar
demographics, or countywide averages may
be used. Student factors must be separately
determined for single family and multi-family
dwelling units, and for grade spans.
C. IMPACT FEE PROGRAM ELEMENTS:
1. Impact fees will be assessed on all resi-
dential development activity in that portion of
the City located within the District’s bound-
aries based on the provisions of subsection E
of this Section.
2. The impact fee imposed shall be reason-
ably related to the impact caused by the de-
velopment and shall not exceed a
proportionate share of the cost of system im-
provements that are reasonably related to the
development.
3. The impact fee shall be based on a Cap-
ital Facilities Plan developed by the District
and approved by the School Board, and
adopted by reference by the City as part of
the Capital Facilities Element of the City’s
Comprehensive Plan.
D. FEE CALCULATIONS:
1. Separate fees shall be calculated for sin-
gle family and multi-family dwelling units, and
separate student generation rates must be
determined by the District for each type of
dwelling unit. For purposes of this Section,
mobile homes shall be treated as single fam-
ily dwelling units and duplexes shall be
treated as multi-family dwelling units.
2. The fee calculations shall be made on a
district-wide basis to assure maximum utiliza-
tion of all school facilities in the District cur-
rently used for instructional purposes.
3. The formula in Attachment A to Ordi-
nance 4808 provides a credit for the antici-
4-1-160E
(Revised 1/08)1 - 14
pated tax contributions that would be made
by the development based on historical levels
of voter support for bond issues in the District.
4. The District may provide a credit for
school sites or facilities actually provided by a
developer which the District finds to be ac-
ceptable as provided for in subsection F of
this Section.
5. The City Council may adjust the fee cal-
culated under this subsection, as it sees fit, to
take into account local conditions such as,
but not limited to, price differentials through-
out the District in the cost of new housing,
school occupancy levels, and the percent of
the District’s Capital Facilities Budget, which
will be expended locally. The City Council es-
tablishes the following fees:
a. Six thousand twenty-one dollars
($6,021.00) per single family dwelling
collected on behalf of the Issaquah
School District.
b. Five thousand one hundred ten dol-
lars ($5,110.00) per single family dwelling
collected on behalf of the Kent School
District.
c. Three thousand one hundred forty-
six dollars ($3,146.00) per multi-family
dwelling unit collected on behalf of the
Kent School District. (Ord. 5194,
1-23-2006; Ord. 5263, 3-5-2007; Ord.
5317, 11-19-2007)
E. ASSESSMENT OF IMPACT FEES:
1. The City shall collect school impact fees,
established by this Section as adjusted from
time to time, from any applicant seeking de-
velopment approval from the City for dwelling
units located within the District’s boundaries
where such development activity requires fi-
nal plat or PUD approval or the issuance of a
residential building permit or a mobile home
permit.
2. For a plat or PUD applied for on or after
the effective date of Ordinance 4808, the im-
pact fees due on the plat or the PUD shall be
assessed and collected from the applicant
when the building permit for each dwelling
unit is issued, using the fee schedule in effect
when the plat or PUD receives preliminary
approval. Residential developments pro-
posed for short plats shall not be governed by
this subsection, but shall be governed by sub-
section (E)(4) of this Section.
3. If, on the effective date of Ordinance
4808, a plat or PUD has already received pre-
liminary approval through King County, but
then if any of the fee has been paid through
King County, the remainder of the impact fees
shall be assessed and collected from the lot
owner at the time the building permits are is-
sued, using the fee schedule then in effect at
the time of preliminary plat approval. If no
payment was made through King County,
then the entire fee will be due and owing at
the time building permits are issued. If, on the
effective date of Ordinance 4808, an appli-
cant has applied for preliminary plat or PUD
approval, but has not yet received such ap-
proval, the applicant shall follow the proce-
dures set forth in subsection (E)(2) of this
Section.
4. For existing lots or lots not covered by
subsection B of this Section, applications for
single family, mobile home permits, and site
plan approval for mobile home parks pro-
posed, the total amount of the impact fees
shall be assessed and collected from the ap-
plicant when the building permit is issued, us-
ing the fee schedule then in effect. Irrespec-
tive of the date that the application for a
building permit or mobile home permit or site
plan approval was submitted, no approval
shall be granted and no permit shall be issued
until the required school impact fees set forth
in the fee schedule have been paid.
F. EXEMPTIONS AND CREDITS:
1. The following shall be exempt from the
application of impact fees:
a. Any form of housing exclusively for
the elderly, including nursing homes and
retirement centers, so long as these uses
are maintained in perpetuity and the nec-
essary covenants or declarations of re-
strictions are recorded on the property to
ensure that no children will reside in the
development; or
b. The replacement of the same num-
ber of dwelling units at the same site or
lot when such replacement occurs within
4-1-160F
1 - 15 (Revised 1/08)
twelve (12) months of the demolition or
destruction of the prior structure; or
c. Alterations or expansion or enlarge-
ment or remodeling or rehabilitation or
conversion of an existing dwelling unit
where no additional units are created and
the use is not changed; or
d. Any development activity that is ex-
empt from the payment of an impact fee
pursuant to RCW 82.02.100, due to miti-
gation of the same system improvement
under the State Environmental Policy
Act; or
e. Any development activity for which
school impacts have been mitigated by
the payment of fees, dedication of land,
or construction or improvement of school
facilities pursuant to a preliminary plat or
PUD approval prior to the effective date
of Ordinance 4808, unless the terms of
the plat or PUD approval provide other-
wise; or
f. Any development activity for which
school impacts have been mitigated by
the payment of fees, dedication of land,
or construction or improvement of school
facilities pursuant to a voluntary agree-
ment entered into with the District prior to
the effective date of Ordinance 4808, un-
less the terms of the agreement provide
otherwise.
2. Any credit shall be the responsibility of
the District, and shall be independent of the
fees collected by the City. The burden of es-
tablishing such credit shall be on the party
seeking the credit. Proof under subsection
(F)(3) of this Section shall include such things
as a receipt or cancelled check.
3. After the effective date of Ordinance
4808, and if the development activity is not
exempt from impact fees pursuant to subsec-
tion (F)(1) of this Section, the developer shall
receive a credit from the District for any pay-
ment made for the lot or development activity
in question, either as a condition of develop-
ment approval or pursuant to the terms of a
voluntary mitigation agreement. The fee
amount due on the development activity shall
be reduced by the amount of the credit.
4. After the effective date of Ordinance
4808, the developer can request that a credit
or credits be awarded by the District for the
value of dedicated land, improvements, or
construction provided by the developer. The
District shall first determine the general suit-
ability of the land, improvements, and/or con-
struction for District purposes. Second, the
District shall determine whether the land, im-
provements, and/or the facility constructed
are included within the District’s adopted
Capital Facilities Plan or the Board of Direc-
tors for the District may make the finding that
such land, improvements, and/or facilities
would serve the goals and objectives of the
Capital Facilities Plan of the District. The Dis-
trict shall forward its determination to the City,
including cases where the District determines
that the dedicated land, improvements, and/
or construction are not suitable for District
purposes.
5. For each request for a credit or credits, if
appropriate, the District shall select an ap-
praiser from a list of independent appraisers.
The appraiser shall be directed to determine
for the District the value of the dedicated land,
improvements, or construction provided by
the developer on a case-by-case basis. The
developer shall pay for the cost of the ap-
praisal.
6. After receiving the appraisal, the District
shall provide the developer with a letter or
certificate setting forth the dollar amount of
the credit, the reason for the credit, where ap-
plicable, the legal description of the site do-
nated, and the legal description or other
adequate description of the project or devel-
opment to which the credit may be applied.
The applicant must sign and date such letter
or certificate indicating his/her agreement to
the terms of the letter or certificate, and return
such signed document to the District before
the City will award the impact fee credit. The
failure of the applicant to sign, date, and re-
turn such document within sixty (60) calendar
days shall nullify the credit.
7. Any claim for credit must be made no
later than twenty (20) calendar days after the
submission of an application for a building
permit.
4-1-160G
(Revised 1/08)1 - 16
G. APPEALS AND INDEPENDENT
CALCULATIONS:
1. After the City has collected fees under
this Section, the District may adjust the
amount of the school impact fee assessed if
one of the following circumstances exist; pro-
vided, that the developer can demonstrate to
the District’s satisfaction that the discount
fails to ameliorate for the unfairness of the
fee:
a. The developer demonstrates to the
District’s satisfaction that an impact fee
assessment was incorrectly assessed; or
b. Unusual and unique circumstances
identified by the developer demonstrate
that if the standard impact fee amount
were applied to the development, it would
be unfair, unjust or unlawful.
2. Requests for fee adjustments, and the
administrative appeals process for the appeal
of an impact fee, shall follow the process for
the appeal of the underlying development ap-
plication. The District shall provide staffing
and legal assistance for such an appeal con-
sistent with the Interlocal Agreement be-
tween the City and the District, as that
Agreement may be amended from time to
time.
3. A developer may provide studies and
data to demonstrate that any particular factor
used by the District may not be appropriately
applied to the development proposal, but the
District’s data shall be presumed valid unless
clearly demonstrated to be otherwise by the
developer. The developer shall pay for the
cost of the studies and data, and must dem-
onstrate to the District’s satisfaction that the
discount fails to adjust for the error in the fee
4. Any appeal of the decision of the Hearing
Examiner with regard to fee amounts shall
follow the appeals process for the underlying
development application and not be subject
to a separate appeal process. Any errors
identified as a result of an appeal should be
referred to the Council for possible modifica-
tion.
5. Impact fees may be paid under protest, in
order to obtain a permit or other approval of
development activity.
H. THE IMPACT FEE ACCOUNT, USES
OF IMPACT FEES, AND REFUNDS:
1. Impact fee receipts shall be initially de-
posited into a City fund created under sub-
section L of this Section. When sufficient
funds have accumulated to make transfer of
those funds to the District advisable, the Fi-
nance and Information Services Department
shall make such transfer. Such funds shall be
transferred not less than quarterly, if the bal-
ance in the fund is more than five thousand
dollars ($5,000.00). Impact fee receipts shall
be earmarked specifically and retained in a
special interest-bearing account established
by the District solely for the District’s school
impact fees as provided for in subsection J of
this Section. All interest shall be retained in
the account and expended for the purpose or
purposes identified in subsection (H)(2) of
this Section. Annually, the City shall provide
accounting records to the District and the Dis-
trict shall prepare a report on school impact
fees showing the source and amount of all
monies collected, earned or received, and
capital or system improvements that were fi-
nanced in whole or in part by impact fees.
2. Impact fees for the District’s system im-
provements shall be expended by the District
for capital improvements including but not lim-
ited to school planning; land acquisition; site
improvements; necessary off-site improve-
ments; construction, engineering, architec-
tural, permitting, financing, and administrative
expenses; relocatable facilities, capital equip-
ment pertaining to educational facilities; and
any other expenses which could be capital-
ized, and which are consistent with the Dis-
trict’s Capital Facilities Plan.
3. In the event that bonds or similar debt in-
struments are issued for the advanced provi-
sion of capital facilities for which impact fees
may be expended and where consistent with
the provisions of the bond covenants, impact
fees may be used to pay debt service on such
bonds or similar debt instruments to the ex-
tent that the facilities or improvements pro-
vided are consistent with the requirements of
this Section.
4. School impact fees shall be expended or
encumbered within six (6) years of receipt,
unless the Council identifies in written find-
ings extraordinary and compelling reason or
4-1-160I
1 - 17 (Revised 1/08)
reasons for the District to hold the fees be-
yond the six (6) year period. The District may
petition the Council for an extension of the six
(6) year period and the District set forth any
such extraordinary or compelling reason or
reasons in its petition. Where the Council
identifies the reason or reasons in written
findings, the Council shall establish the pe-
riod of time within which the impact fees shall
be expended or encumbered, after consulta-
tion with the District.
5. The current owner of property on which
an impact fee has been paid may receive a
refund of such fees if the impact fees have
not been expended or encumbered within six
(6) years of receipt of the funds by the City,
except as provided for in subsection (H)(4) of
this Section. In determining whether impact
fees have been encumbered, impact fees
shall be considered encumbered on a first-in,
first-out basis. The District shall notify poten-
tial claimants by first-class mail deposited
with the United States Postal Service ad-
dressed to the owner of the property as
shown in the King County property tax
records.
6. An owner’s request for a refund must be
submitted to the City, in writing, within one
year of the date the right to claim the refund
arises or the date that notice is given, which-
ever date is later. Any impact fees that are not
expended or encumbered within the limita-
tions in subsection (H)(4) of this Section, and
for which no application for a refund has been
made within this one-year period, shall be re-
tained and expended consistent with the pro-
visions of this Section. Refunds of impact
fees shall include any interest earned on the
impact fees.
7. Should the City seek to terminate any or
all school impact fee requirements, all unex-
pended or unencumbered funds, including in-
terest earned, shall be refunded to the current
owner of the property for which a school im-
pact fee was paid. Upon the finding that any
or all fee requirements are to be terminated,
the City shall place notice of such termination
and the availability of refunds in a newspaper
of general circulation at least two (2) times,
and shall notify all potential claimants by first-
class mail addressed to the owner of the
property as shown in the King County prop-
erty tax records. All funds available for refund
shall be retained for a period of one year. At
the end of one year, any remaining funds
shall be retained by the City, but must be ex-
pended for the District, consistent with the
provisions of this Section. The notice require-
ment set forth above shall not apply if there
are no unexpended or unencumbered bal-
ances within the account or accounts being
terminated.
8. A developer may request and shall re-
ceive a refund, including interest earned on
the impact fees, when:
a. The developer does not proceed to
finalize the development activity as re-
quired by statute or City Code or the Uni-
form Building Code, and
b. No impact on the District has re-
sulted. “Impact” shall be deemed to in-
clude cases where the District has
expended or encumbered the impact
fees in good faith prior to the application
for a refund. In the event that the District
has expended or encumbered the fees in
good faith, no refund shall be forthcom-
ing. However, if within a period of three
(3) years, the same or subsequent owner
of the property proceeds with the same or
substantially similar development activity,
the owner shall be eligible for a credit.
The owner must petition the City and pro-
vide receipts of impact fees paid by the
owner for a development of the same or
substantially similar nature on the same
property or some portion thereof. The
City shall determine whether to grant a
credit, and such determinations may be
appealed by following the procedures set
forth in subsection G of this Section.
9. Interest due upon the refund of impact
fees required by this Section shall be calcu-
lated according to the average rate received
by the City or the District on invested funds
throughout the period during which the fees
were retained and paid by the governmental
entity controlling the funds and receiving the
interest.
I. INTERLOCAL AGREEMENT:
1. The Mayor is authorized to execute, on
behalf of the City, an Interlocal Agreement for
the collection, expenditure, and reporting of
4-1-160J
(Revised 1/08)1 - 18
school impact fees; provided, that such Inter-
local Agreement complies with the provisions
of this Section.
2. The District shall establish a School Im-
pact Fee Account with the Office of the King
County Treasurer, who serves as the Trea-
surer for the District. The Account shall be an
interest-bearing account, and the school im-
pact fees received shall be prudently invested
in a manner consistent with the investment
policies of the District.
3. For administrative convenience while
processing the fee payments, school impact
fees may be initially deposited in the City ac-
count known as the “Issaquah School District
Impact Fee Fund,” and the “Kent School Dis-
trict Impact Fee Fund,” with interest earned
retained by the District. As soon as advisable,
the City shall deposit the school impact fees
collected for the District in the District’s
School Impact Fee Account. (Ord. 5263,
3-5-2007)
4. The City shall retain five percent (5%) of
all fees collected to pay for its costs in admin-
istering this Section.
J. ADOPTION OF THE DISTRICT
CAPITAL FACILITIES PLAN AND
SUBMISSION OF THE ANNUAL UPDATES
AND REPORT AND DATA:
1. The following capital facilities plans are
hereby adopted by reference by the City as
part of the Capital Facilities Element of the
City’s Comprehensive Plan:
a. The Issaquah School District No. 411
2007 Capital Facilities Plan;
b. The Kent School District No. 415
2007-2008 – 2012-2013 Capital Facilities
Plan. (Ord. 5194, 1-23-2006; Ord. 5263,
3-5-2007)
2. On an annual basis, the District shall sub-
mit the following materials to the City:
a. The annual update of the District’s
Capital Facilities Plan;
b. An updated fee calculation based on
the formula in Attachment A to Ordinance
4808, and a revised fee schedule (At-
tachment B to Ordinance 4808); and
c. An annual report on the School Im-
pact Fee Account, showing the source
and amount of all monies collected,
earned, or received, and the public im-
provements that were financed in whole
or in part by impact fees. (Ord. 5317,
11-19-2007)
K. REVIEW:
The fee schedule established in this Section shall
be reviewed and updated by the Council on an
annual basis after the Council receives the Dis-
trict’s Plan and data required under subsection J
of this Section. The review may occur in conjunc-
tion with the annual update of the Capital Facili-
ties Element of the City’s Comprehensive Plan.
L. SPECIAL FUNDS CREATED:
There are hereby created two (2) special City
funds known as the “Issaquah School District Im-
pact Fee Fund” and the “Kent School District Im-
pact Fee Fund” into which all school impact
mitigation fees will be deposited. (Ord. 5263,
3-5-2007)
M. CITY NOT RESPONSIBLE:
The City will use its best efforts to collect such
fees during its ordinary administrative process,
such fees as are due under this Section and con-
sistent with the Interlocal Agreement between the
City and the District, as that Agreement may be
amended from time to time, but shall not be re-
sponsible to the District for failure to collect such
fees.
N. SEVERABILITY:
If any portion of this Section is found to be invalid
or unenforceable for any reason, such finding
shall not affect the validity or enforceability of any
other subsection of this Section. (Ord. 4808,
11-1-1999)
4-1-170A
1 - 19 (Revised 1/08)
.4-1-170 LAND USE REVIEW FEES:
A. APPLICATION TYPE:FEE AMOUNT:
Annexation Expense for
postage
Annexation by 60% Direct
Petition and 50/50 Petition
Method
$2,500.00
Appeal of Hearing Examiner’s
Decision, Administrative Deci-
sion, or Environmental Deci-
sion $75.00
Binding Site Plan $1,000.00
Comprehensive Plan
Amendment $1,000.00
Conditional Approval Permit:
Hearing Examiner Review
Administrative Review
$500.00
$250.00
Conditional Use Permit:
Hearing Examiner Review
Administrative Review
$2,000.00
$1,000.00
Environmental Impact State-
ment/Draft and Final
100% of costs of
coordination,
review and
appeals1
1When the City is the lead agency for a proposal requiring an
Environmental Impact Statement (EIS) and the Environmental
Review Committee (ERC) determines that the EIS shall be
prepared, the City may charge and collect a reasonable fee
from any applicant to cover costs incurred by the City in pre-
paring the EIS. The ERC shall advise the applicant(s) of the
projected costs for the EIS prior to actual preparation; the ap-
plicant shall post bond or otherwise ensure payment of such
costs. The ERC may determine that the City will contract di-
rectly with a consultant for preparation of an EIS, or a portion
of the EIS, and may bill such costs and expenses directly to
the applicant. Such consultants shall be selected by mutual
agreement of the City and applicant after a call for proposals.
If a proposal is modified so that an EIS is no longer required,
the ERC shall refund any fees collected under this subsection
which remain after incurred costs are paid. The City may col-
lect a reasonable fee from an applicant to cover the cost of
meeting the public notice requirements of this Title relating to
the applicant’s proposal. The City shall not collect a fee for
performing its duties as a consulted agency. The City may
charge any person for copies of any document prepared un-
der this Title, and for mailing the document, in a manner pro-
vided by chapter 42.17 RCW.
Environmental Checklist:
Less than $100,000.00 project
value $400.00
$100,000.00 or more project
value $1,000.00
Environmental review/sensi-
tive lands or lands covered by
water, except minor residential
additions or modifications $1,000.00
Fence Permit (special) $100.00
Grading and Filling Permit $2,000.00
Hobby Kennel License (one
time fee) $20.00
Lot Line Adjustment $450.00
Manufactured/Mobile Home
Park:
Tentative
Preliminary
Final
$500.00
$2,000.00
$1,000.00
Open Space Classification
Request $30.00
Plats:
Short Plat
Preliminary Plat
Final Plat
$1,000.00
$2,000.00
$1,000.00
Planned Urban
Development:
Preliminary Plan
Final Plan
$2,000.00
$1,000.00
Rezone:
Less than 10 acres
10 to 20 acres
More than 20 acres
$2,000.00
$3,000.00
$4,000.00
Routine Vegetation Manage-
ment Permit $75.00
Shoreline Substantial Devel-
opment Permit:
Under $100,000.00 value
$100,000.00 or more value
$500.00
$1,000.00
Site Development Plan (Site
Plan or Master Plan):
Hearing Examiner Review
Administrative Review
$2,000.00
$1,000.00
A. APPLICATION TYPE:FEE AMOUNT:
4-1-180B
(Revised 1/08)1 - 20
(Ord. 4648, 1-6-1997; Amd. Ord. 4802,
10-25-1999; Ord. 5008, 4-28-2003; Ord. 5028,
11-24-2003; Ord. 5153, 9-26-2005; Ord. 5169,
12-5-05)
B. JOINT LAND USE APPLICATIONS:
For joint land use applications, applicant shall pay
full for the most expensive (major) application and
one-half for related applications. (Ord. 4491,
12-19-1994, Amd. Ord. 4560, 11-13-1995, Ord.
4613, 6-17-1996)
C. REFUND OF LAND USE
APPLICATION FEES:
The filing fees as set forth in the fee schedule for
the City are established to defray the cost of post-
ing and processing and the proceedings in con-
nection with a land use application. The Building
and Zoning Director may authorize the refunding
of not more than eighty percent (80%) of the total
application fees paid provided the applicant pre-
sents a written request to withdraw or cancel prior
to the routing of the application for staff review.
(Ord. 3933, 8-26-1985) Eighty percent (80%) of
the applicable fee will be refundable if the applica-
tion is withdrawn prior to circulation by the Plan-
ning Staff. After circulation (and review has
begun) no refund of base fees will be authorized.
(Ord. 4491, 12-19-1994; Amd. Ord. 4560,
11-13-1995; Ord. 4613, 6-17-1996)
4-1-180 PUBLIC WORKS FEES:
A. FRANCHISE PERMIT FEES:
Unless otherwise specified in a franchise agree-
ment, the fee shall be due and payable at or prior
to the time of construction permit issuance. If a
franchise agreement does not specify the fee
amount, the generic fee, as identified in the follow-
ing table, shall be collected. A bond as stipulated
in RMC 9-10-5, Street Excavation Bond, is also re-
quired.
(Ord. 5000, 1-13-2003; Ord. 5153, 9-26-2005;
Ord. 5279, 5-7-2007)
B. LATECOMER’S AGREEMENT
APPLICATION FEES:
The processing fee is due at the time of applica-
tion. The administration and collection fee is de-
ducted from each individual latecomer fee
payment and the balance forwarded to the holder
of the latecomer’s agreement pursuant to RMC
9-5-9, Tender of Fee.
(Ord. 4443, 3-28-1994; Amd. Ord. 4890,
2-5-2001; Ord. 5000, 1-13-2003; Ord. 5153,
9-26-2005)
Special Permit $2,000.00
Temporary Permit $100.00
Temporary Permit Sign
Deposit (refundable) $25.00
Variance – Administrative $100.00
Variance – Planning/Building/
Public Works Administrator
or Hearing Examiner $500.00
Waiver $100.00
A. APPLICATION TYPE:FEE AMOUNT:Frontage Length of Replacements
and Improvements and/or Project
Scale
Permit Fee
Amount
Small work, including trenching less
than sixty (60) linear feet or installation
of six (6) or less utility poles
$350.00
All other work $350.00 plus
$60.00 per
overtime hour
of inspection
Procedure Fee Amount
Processing fee
(Nonrefundable)
$500.00 if amount
covered by latecomer’s is
$20,000.00 or less
$1,000.00 if amount
covered by latecomer’s is
between $20,000.00 and
$100,000.00
$2,000.00 if amount
covered by latecomer’s is
greater than $100,000.00
Latecomer’s Agree-
ment – Administra-
tion and collection fee
15% of total amount to be
collected if amount
covered by latecomer’s is
$20,000.00 or less
10% if amount covered by
latecomer’s is between
$20,000.00 and
$100,000.00
5% if amount covered by
latecomer’s is greater
than $100,000.00
Segregation process-
ing fee, if applicable
$750.00
4-1-180C
1 - 21 (Revised 1/08)
C. CHARGES FOR EQUITABLE SHARE
OF PUBLIC WORKS FACILITIES:
Owners of properties to which improvements are
being proposed that have not been assessed or
charged an equitable share of the cost of public
works facilities, such as water systems, sanitary
sewer systems, storm water systems, and street
improvements including signalization and light-
ing, shall be subject to one or more of the charges
listed in the following subsections. Any fees trig-
gered by improvements or development, as de-
tailed in this Section, are due and payable at the
first of the following instances:
• Prior to the issuance of a Public Works Con-
struction Permit; or
• Prior to the recording of a single family resi-
dential plat or single family residential short
plat; or
• Prior to the issuance of a building permit.
• In all cases, prior to the issuance of a certifi-
cate of occupancy (either temporary or final).
All of the following charges shall be paid into the
appropriate utility or street fund except that any
fees collected under a private latecomer’s agree-
ment shall be passed on to the holder of the
agreement with the applicable fees paid to the ap-
propriate utility or street fund.
1. Privately Held Latecomer’s Fees and
Special Assessment District (Formerly
Known as City Held Latecomer’s) Fees:
a. Applicability of Privately Held
Latecomer’s Fee: The City has the dis-
cretionary power, as detailed in chapter
9-5 RMC, to grant latecomer’s agree-
ments to developers and owners for the
reimbursement of a pro rata portion of
public works facilities (water systems,
sanitary sewer systems, storm water sys-
tems, and street improvements including
signalization and lighting) they install and
turn over to the City.
b. Applicability of Special Assess-
ment District Fee: The special assess-
ment charge is a fee that enables the City
to recover a pro rata portion of the origi-
nal costs of public works improvements
(water systems, sanitary sewer systems,
storm water systems, and street improve-
ments including signalization and light-
ing) from the owners of property who
would benefit from future connections to,
or future users of, improvements to the
City’s infrastructure that were not in-
stalled by LIDs or by a private developer
under a latecomer agreement. The impo-
sition, collection, payment and other spe-
cifics concerning these charges are
detailed in chapter 9-16 RMC, Special
Assessment Districts. Interest may be
charged pursuant to RMC 9-16-6, Pay-
ments to City.
c. Exemptions for Latecomer’s or
Special Assessment District Fees:
i. Segregation of Fees: The City
may grant segregation of private de-
veloper latecomer’s fees or special
assessment district fees on large
parcels of land per subsection (C)(3)
of this Section.
ii. Relief Due to Two (2) Similar
Facilities: The Planning/Building/
Public Works Administrator will con-
sider relieving a parcel of a late-
comer’s or special assessment
district fee/assessment if the prop-
erty has a benefit from either (but not
both) of two (2) similar facilities. The
Planning/Building/Public Works Ad-
ministrator will make the decision
based on engineering and policy de-
cisions as to which facility(ies) bene-
fit and/or are utilized by the parcel.
The assessment due would be that
associated with the utilized facility. If
there are no sound engineering or
policy reasons that indicate one facil-
ity over the other, the City shall give
the applicant the choice of facilities to
utilize.
iii. Relief Due to Future Subdivi-
sion: At the time the latecomer’s
agreement or special assessment
district is formed, and as a condition
of the latecomer’s agreement or spe-
cial assessment district, the City may
require that the assessment against
a parcel be divided such that a single
family residential connection will be
assessed based upon the size of a
typical single family residential lot in
4-1-180C
(Revised 1/08)1 - 22
that area. The remainder of the cost
attributed to said site will be due at
such time as the parcel develops fur-
ther either by subdivision or in-
creased density. In the case of a
special assessment district, interest
will continue to accrue on the remain-
ing portion of the assessment.
iv. Reallocation of Assessment
Due to Subdivision of Property:
The Planning/Building/Public Works
Administrator will consider realloca-
tion of the latecomer’s assessment
or the special assessment if a prop-
erty is subdivided for any purpose
other than single family use. Reallo-
cation may be granted based upon
front footage, area, or other equitable
means. Consideration may be given
to adjusting the assessment between
the new parcels, based upon value of
benefit from the improvements, such
that two (2) similar parcels may pay
different amounts because one re-
ceives more benefit.
2. System Development Charges (SDC)
– Water, Wastewater, and Storm Water:
The City has authority under RCW 35.92.025
to impose charges, which are commonly re-
ferred to as “system development charges,”
on property owners in order that said property
owners shall bear their equitable cost share
of the City’s utility system(s).
a. Applicability of System Develop-
ment Charge: The system development
charge is hereby imposed against prop-
erties and, by inference, the owners of
said properties that are benefiting from
and/or increasing the level of usage of
the City’s utility systems. Said property
owner(s) shall pay, prior to connection to
or benefit from a City utility system, the
system development charge associated
with that utility as detailed in the fees ta-
ble(s) in subsection (C)(2)(b) of this Sec-
tion. A parcel may benefit from a City
utility system during the development or
redevelopment of the property with or
without a connection to an established fa-
cility. Therefore, the system development
charge for a utility may be triggered with-
out a physical connection to an existing
facility.
i. “Utility system” shall mean:
• The sanitary sewer system, in-
cluding but not limited to lift sta-
tions, force mains, interceptors
and other sewer mains.
• The storm water system, includ-
ing but not limited to flow control
or water quality facilities, flood
hazard reduction improvements,
lift stations, force mains, inter-
ceptors, and other storm water
storage, treatment, collection
and conveyance systems used
for management of storm water
runoff.
• The water system, including but
not limited to wells, pump sta-
tions, water treatment facilities,
reservoirs and water mains.
ii. The phrase “increasing the level
of usage of a City utility system(s),”
as used in this Section, shall mean
any of the following:
•First Time Service Connection
or Benefit: Any property that is
connecting to or benefiting from
a Renton utility system for the
first time (including but not lim-
ited to new construction, conver-
sion from private well, or
conversion from septic system).
• Property that is being improved,
developed, redeveloped, or sub-
divided and as part of said action
has installed an additional water
meter(s), has installed a larger
water meter(s) or creates addi-
tional impervious surface (for the
purpose of this code, conversion
of a gravel area to asphalt, con-
crete, or other impervious sur-
face shall be considered
additional impervious surface).
iii. The basis for the charge of sys-
tem development charges shall be:
•Storm Water: The addition of
any new impervious surface to
properties will require payment
4-1-180C
1 - 23 (Revised 1/08)
of the system development
charge for storm water for the
additional new impervious sur-
face only. If a property is making
a connection for the first time to a
storm water system, it will only
require payment of the system
development charge for storm
water for the impervious surface
tributary to the point of connec-
tion. Any rebuilding, change in
use or additions to property that
does not create additional imper-
vious surface or does not cause
a first time connection to be
made will not require payment of
the system development charge
for storm water.
New single family development
will pay based upon a flat rate
per dwelling unit. Existing single
family development that has pre-
viously connected will pay based
upon square foot of additional
impervious surface. Existing sin-
gle family development that is
connecting for the first time will
pay based upon a flat rate per
dwelling unit. Commercial and
multi-family development will pay
based upon square foot of addi-
tional impervious surface.
•Wastewater: The addition of a
new domestic water meter, in-
creasing the size of an existing
domestic water meter, conver-
sion of a non-domestic water
meter to domestic use, or the
first time connection of a prop-
erty to the sanitary sewer system
will require payment of the sys-
tem development charge. For
each additional domestic meter
installed, the charge shall be
based upon the size of the addi-
tional meter(s). For each in-
creased domestic meter, the
charge shall be for the size of the
new domestic meter minus the
charge for the domestic meter
being replaced. For the conver-
sion of a non-domestic water
meter to domestic use, the
charge will be based upon the
size of the meter converted to
domestic use. For the first time
connection of an existing devel-
oped property to the sewer sys-
tem, the charge shall be based
upon the size of the domestic
meters for the property.
•Water: The addition of a new do-
mestic or irrigation water meter,
increasing the size of an existing
water meter, or the addition of a
service for fire protection will re-
quire the payment of the system
development charge. For each
additional meter installed, the
charge shall be based upon the
size of the additional meter(s).
For each increase in meter size,
the charge shall be for the size of
the new meter minus the charge
for the meter being replaced. For
the addition or increase in size of
a service for fire protection, the
charge shall be based upon the
size of the fire service (NOT the
size of the detector bypass
meter).
iv. Charges Not Refunded for a
Reduction In Service: System de-
velopment charges will not be re-
funded if the service basis, as
described above, is reduced. The
service level, prior to reduction, may
be considered as existing level of
service as described below.
v. Existing Level of Service: The
existing level of service shall be the
baseline for any additional system
development charges. Said baseline
level of service shall be determined
by existing connections; existing
size, type and number of water
meters; and existing impervious sur-
faces. When a previously developed
property has participated in demoli-
tion of existing improvements, then
the baseline level of service shall be
the highest level of developed condi-
tion within the five (5) year period
preceding the date of application.
Any development of the property that
has been removed for more than five
(5) years shall not be considered
4-1-180C
(Revised 1/08)1 - 24
when calculating additional fees. For
demolished impervious surfaces, the
City reserves the right to utilize con-
struction drawings, aerial photos, or
topographic maps to best determine
square footage of impervious surface
prior to demolition.
For storm water, when increasing the
level of density of single family by the
addition of units or redevelopment to
commercial or multi-family, the exist-
ing level of service baseline shall be
as follows: when the existing level of
service is single family and the pro-
posed service is single family, the
baseline shall be existing dwelling
units. When the existing level of ser-
vice is single family and the proposed
service is other than single family, the
baseline shall be the square footage
equivalent of the existing dwelling
units.
For example, if a property owner re-
moved all improvements from a two
(2) acre parcel that had a one-inch
(1") domestic water meter, a one-
inch (1") irrigation water meter, was
connected to sanitary sewer, and
was fifty percent (50%) impervious
and that parcel sat vacant for two (2)
years, those improvements would be
considered when calculating addi-
tional system development charges.
Exceptions:
The addition of an irrigation meter
only for an existing single family res-
idential dwelling will not trigger a sys-
tem development charge for water or
sewer.
The addition of a second domestic
meter to an existing duplex in order
to divide consumption for billing pur-
poses will not trigger a system devel-
opment charge.
Improvements to existing single fam-
ily residential units that have had the
system development charge for
storm water paid per dwelling unit
shall be exempt from charges for ad-
ditional impervious surfaces unless
the additional impervious surface is
created by the addition of single fam-
ily units or by development other than
single family.
Improvements to existing single fam-
ily residential units such as additions
that are less than five hundred (500)
square feet of new impervious sur-
face are exempt from the system de-
velopment charge for storm water
unless a new connection to the
Renton storm water system is pro-
posed or required as part of the per-
mit application.
b. System Development Charge Tables:
i. Water and Wastewater System Development Charges:
a Based upon the size of the fire service (NOT detector bypass meter)
b Unless a separate fire service is provided, the system development charge(s) shall be based upon the size of the
meter installed and a separate fire service fee will not be charged.
Water Meter or Fire
Service Size
Water Service Fee
Amount
Fire Service Fee
Amountab
Wastewater Fee
Amount
5/8 x 3/4 inch $2,236 $292 $1,591
1 inch $5,589 $729 $3,977
1-1/2 inch $11,179 $1,458 $7,954
2 inch $17,886 $2,332 $12,726
3 inch $35,711 $4,665 $25,452
4 inch $55,893 $7,288 $39,768
6 inch $111,786 $14,577 $79,537
8 inch $178,857 $23,323 $127,258
4-1-180C
1 - 25 (Revised 1/08)
ii. Storm Water System Development Charges:
c. Examples:
Example 1: A redevelopment project
that involves a single family home on
a ten thousand (10,000) square foot
lot with a five-eighths inch by three-
quarter inch meter (5/8" x 3/4") that
has been previously connected to
the City’s sanitary sewer system and
to the storm water system being
changed to a commercial usage with
a one and one-half-inch (1-1/2")
domestic meter, three-quarter inch
(3/4") irrigation meter, and two inch
(2") fire service. The completed
development will have a total of nine
thousand (9,000) square feet of
impervious surface. The property
owner will pay the following charges:
For water:
For sanitary sewer:
For storm water:
Example 2: A property owner is plan-
ning to redevelop a half acre parcel
that includes a single family home
with a five-eighths inch by three-
quarter inch meter (5/8" x 3/4"), a
connection to the city sanitary sewer
system and has never connected to
the storm water system or paid the
‘per unit’ system development
charge. The new development will be
an eight (8) unit multi-family dwelling
with a two inch (2") meter, a three-
quarter inch (3/4") irrigation meter,
and a four inch (4") fire service for
sprinklers. The completed develop-
ment will have a total of seventeen
thousand (17,000) square feet of im-
pervious surface. The property
owner will pay the following charges:
For water:
For sanitary sewer:
For storm water:
Type of Land Use Storm Water Fee Amount
New single family residence (including mobile/manufactured
homes)
$1,012.00 per dwelling unit
Addition to existing single family residence greater than 500
square feet (including mobile/manufactured homes)
$0.405 per square foot of new impervious
surface but not more than $1,012.00
All other uses $0.405 per square foot of new impervious
surface, but not less than $1,012.00
1-1/2" Domestic $11,179
3/4" Irrigation $2,236
2" Fire Service $2,332
Credit for existing 3/4" – $2,236
Total $13,511
1-1/2" Domestic $7,954
Credit for existing 3/4" – $1,591
Total $6,363
9,000 square feet x
$0.405 = $3,645
Credit for single family – $1,012
Total $2,633
2" Domestic $17,886
3/4" Irrigation $2,236
4" Fire Service $7,288
Credit for existing 3/4" – $2,236
Total $25,174
2" Domestic $12,726
Credit for existing 3/4" – $1,591
Total $11,135
17,000 square feet x
$0.405 = $6,885
Credit for single family – $0
Total $6,885
4-1-180C
(Revised 1/08)1 - 26
Example 3: A property owner is plan-
ning to redevelop a half acre parcel
that includes an existing commercial
use with a one inch (1") domestic
meter, a three-quarter inch (3/4") irri-
gation meter, a one inch (1") fire ser-
vice, a connection to the city sanitary
sewer system, and five thousand
(5,000) square feet of impervious
surface. The new development will
be commercial with a two inch (2")
meter, a three-quarter inch (3/4") irri-
gation meter, and a four inch (4") fire
service for sprinklers. The completed
development will have a total of nine-
teen thousand (19,000) square feet
of impervious surface. The property
owner will pay the following charges:
For water:
For sanitary sewer:
For storm water:
Example 4: A redevelopment project
that involves two (2) single family
homes on two (2) lots totaling thirty-
eight thousand five hundred (38,500)
square feet with each house having a
five-eighths inch by three-quarter
inch meter (5/8" x 3/4"), one house
connected to the city sanitary sewer
system, and the other house on sep-
tic. One house has previously con-
nected to the storm water system,
the other has not connected or paid
the ‘per unit’ system development
charge. The completed development
will be six (6) single family homes
with each home having a one-inch
(1") domestic meter, a fire sprinkler
system served through the domestic
meter, and a connection to the City
sewer system. The property owner
will pay the following charges:
For water:
For sanitary sewer:
For storm water:
d. Exemptions to System Develop-
ment Charge:
i. Installation of an Irrigation
Meter Solely for the Purpose of
Providing Irrigation Water to City
Right-of-Way: Installation of a water
meter solely for the purpose of pro-
viding irrigation water to City right-of-
way is exempted from the system de-
velopment charge.
2" Domestic $17,886
3/4" Irrigation $2,236
4" Fire Service $7,288
Credit for existing 1"
domestic – $5,589
Credit for existing 3/4"
irrigation – $2,236
Credit for 1" fire service – $729
Total $18,856
2" Domestic $12,726
Credit for existing 1"
domestic – $3,977
Total $8,749
19,000 square feet x
$0.405 = $7,695
Credit for 5,000 square
feet x $0.405 =
– $2,025
Total $5,670
6 – 1" domestic meters
x 5,589 = $33,534
Credit for 2 exist 3/4"
domestic x 2,236 = – $4,472
Fire Service (included
in meters, no separate
service) $0
Total $29,062
6 – 1" domestic meters
x 3,977 = $23,862
Credit for 1 exist 3/4"
domestic – $1,591
Total $22,271
6 single family x 1,012 = $6,072
Credit for 1 single family – $1,012
Total $5,060
4-1-180C
1 - 27 (Revised 1/08)
ii. Exemption for City-Owned
Property: No system development
charge will be collected on City-
owned properties. The benefits to the
utility from the use of other City prop-
erties such as utility easements, lift
stations and other benefits offset the
amount of the system development
charge.
iii. Storm Water Exemption for
Infiltration Facility: Developments
that infiltrate or contain on site one
hundred percent (100%) of the on-
site storm water runoff volume from a
one hundred (100) year storm are ex-
empt from the storm water system
development charge. For the appli-
cation of this credit, the owner/devel-
oper must use the current design
criteria to show that the infiltration fa-
cility will infiltrate all of the volume of
runoff produced from the site during
the one hundred (100) year storm.
For purposes of this code, “on-site”
includes all land within the boundary
of the development. If the develop-
ment benefits from the City storm wa-
ter system because the city system
provides drainage for any of the lots,
tracts, roadways, etc., within the de-
velopment, it will not qualify for this
exemption.
If a development that is granted an
exemption under this Section dis-
charges water off-site during a one
hundred (100) year storm or less, the
development shall be required to
make corrections or improvements to
the on-site system such that it will in-
filtrate up to the one hundred (100)
year storm. If, in the future, the devel-
opment can no longer infiltrate one
hundred percent (100%) of the on-
site storm water runoff from a one
hundred (100) year storm, the sys-
tem development charge shall be
due and payable as a condition of the
connection to or utilization of the
City’s storm water system.
Nothing in this Section shall relieve
the property owner(s) from comply-
ing with the City’s current flow control
and water quality treatment stan-
dards at the time the development
converts from one hundred percent
(100%) infiltration to use of the City
storm system. When a development
is converted from one hundred per-
cent (100%) infiltration to use of the
City storm system, the storm water
management standards used shall
consider the existing conditions prior
to the property being developed un-
der the one hundred percent (100%)
infiltration exemption and the devel-
oped conditions at the time the con-
version is made.
There may be certain areas within
the City that partially or completely
prohibit the use of infiltration facili-
ties. If a current or future code or
standard prohibits or limits the use of
infiltration facilities to any level below
the one hundred (100) year storm,
the development will not qualify for
this exemption.
iv. Storm Water Exemption for
Direct Discharge to Lake Washing-
ton: Developments with property di-
rectly abutting the Lake Washington
shoreline that direct discharges one
hundred percent (100%) of the on-
site storm water runoff to the lake
through their own private storm sys-
tem located solely on the develop-
ment property(ies) are exempt from
the storm water system development
charge. If the development benefits
from the City storm water system be-
cause the city system provides drain-
age for any of the lots, tracts,
roadways, etc., within the develop-
ment, it will not qualify for this exemp-
tion. Any direct discharge to waters
or natural drainage courses other
than Lake Washington will not qualify
for this exemption.
3. Segregation Criteria and Rules: Ex-
cept for parcels being developed for single
family use, the ability exists for the segrega-
tion of special assessment district, and/or
latecomer’s charges (if permitted by the late-
comer’s agreement) if there is partial devel-
opment of a large parcel of property. This
4-1-180C
(Revised 1/08)1 - 28
segregation shall be based on the following
criteria and rules:
a. Segregation by Plat or Short Plat:
Charges shall be determined on the ba-
sis of the specific platted properties being
developed regardless of the parcel size.
Unplatted or large-platted parcels may be
platted or short-platted prior to develop-
ment, in which case the special assess-
ment district, and/or latecomer’s charge
will be applied to the specific platted lots
being developed.
b. Segregation by Administrative
Determination: For the partial develop-
ment of a large tract of property, the
owner may apply for a segregation of the
special assessment district, and/or late-
comer’s charge(s) for the specific portion
of the property to be developed. The bur-
den of establishing the segregation by le-
gal description, number of units, and map
would be on the party owing the fee and
not the City. The following criteria shall
determine the segregation of fees:
i. Provisions: This provision shall
apply to all developments with the
exception of single family residential
home developments.
ii. Segregation of Fees: The seg-
regation of fees shall be by formal,
written agreement, including a legal
description approved by the City,
which shall be recorded as a restric-
tive covenant running with the land.
The restrictive covenant shall list the
percentage of the special assess-
ment district, and/or latecomer’s
charge fee that has been paid for the
property. The applicant shall also in-
clude a detailed plan, drafted to cur-
rent adopted City standards, of the
proposed development, which shall
include the proposed boundary line,
as described in the legal description,
for the special assessment district,
and/or latecomer’s charge determi-
nation.
iii. Segregated Areas: Minimum
size of area segregated for determi-
nation and payment of special as-
sessment district, and/or latecomer’s
charge(s) shall be two (2) acres. The
segregated area shall include, but
not be limited to, all contiguous exist-
ing developed land for which the spe-
cial assessment district, and/or
latecomer’s charge(s) have not been
paid; all proposed buildings; drive-
ways and sidewalks; parking areas;
grass and landscape areas; public
access areas; storm water systems;
and improvements required for miti-
gation of environmental impacts un-
der the State Environmental Policy
Act (SEPA). The boundary line for
the segregation of special assess-
ment district, and/or latecomer’s
charge shall be established by sur-
vey and legal description and shall
not be closer than fifteen feet (15') to
any structure.
iv. Remnant Parcel: Minimum size
of the remnant parcel of undeveloped
property for which the special as-
sessment district, and/or latecomer’s
charge is deferred shall be two (2)
acres. Should the property partially
paid for under this Section later de-
velop, then that property shall pay
the special assessment district, and/
or latecomer’s charge fee in place at
the time of development. Should the
property partially paid for under this
Section later be subdivided, then the
partial payment credit shall run with
the subdivided lots. The burden of
establishing that the partial payment
has been made would be on the
party owing the fee and not on the
City.
v. Determination of Charge: The
special assessment district, and/or
latecomer’s charge shall be deter-
mined on the basis of the percentage
of a property that is developed (exist-
ing development plus proposed de-
velopment). When a proposed
development takes a parcel over the
threshold of full development, as de-
scribed in this Section, one hundred
percent (100%) of the special as-
sessment district, and/or latecomer’s
charge(s) is owed and any balance is
due and payable.
4-1-180D
1 - 29 (Revised 1/08)
vi. Full Development: For the pur-
pose of this Code, “full development”
is considered to be sixty percent
(60%) property coverage for multi-
family development and eighty per-
cent (80%) property coverage for
commercial, industrial, mixed use,
and all other development. “Property
coverage” is defined as the portion of
the property supporting buildings,
driveways and sidewalks, parking ar-
eas, grass and landscape areas,
public access areas, storm water
systems, and improvements required
for mitigation of environmental im-
pacts under the State Environmental
Policy Act (SEPA).
vii. Developed Area: The “devel-
oped area” shall include, but not be
limited to, all contiguous existing de-
veloped land for which the system
development charges have not been
paid: all existing and proposed build-
ings, driveways and sidewalks, park-
ing areas, grass and landscape
areas, public access areas, storm
water systems, and improvements
required for mitigation of environ-
mental impacts.
viii. Administrative Fees: The ap-
plicant shall pay the City’s adminis-
trative costs for the preparation,
processing and recording of the par-
tial payment of the fee(s). At the time
of application for special assessment
district, and/or latecomer’s charge
partial payment the applicant shall
pay the administrative fee of seven
hundred fifty dollars ($750.00) for
each segregation. If the same segre-
gation is used for more than one util-
ity’s special assessment district, and/
or latecomer’s charge, then only one
administrative fee is collected.
ix. Interpretation: The Administra-
tor of the Planning/Building/Public
Works Department shall make the fi-
nal decision on interpretation of the
partial payment of system develop-
ment charges.
c. Segregation by Latecomer’s
Agreement: Segregation, if segregation
is permitted by the latecomer’s agree-
ment, will be governed by the terms of the
latecomer’s agreement. Subsections
(3)(a) and (b) of this Section shall govern
segregation insofar as they are not incon-
sistent with the latecomer’s agreement.
(Ord. 4205, 2-20-1989; Ord. 4415,
8-16-1993; Ord. 4444, 3-28-1994; Ord.
4505, 4-10-1995; Ord. 4506, 4-10-1995;
Ord. 4508; Ord. 4525; Ord. 4526,
6-12-1995; Amd. Ord. 4872, 11-20-2000;
Ord. 4875, 12-4-2000; Ord. 5000,
1-13-2003; Ord. 5040, 11-24-03; Ord.
5153, 9-26-2005; Ord. 5169, 12-5-05;
Ord. 5326, 12-10-07)
D. PUBLIC WORKS CONSTRUCTION
PERMIT FEES:
The following public works construction permit
fees, utility permit fees, and miscellaneous
charges are payable at or prior to the time of con-
struction permit issuance.
1. WATER CONSTRUCTION PERMIT
FEES:
Type of Water Service
and Repairs
Fee
Water meter tests for
3/4" to 2" meter
$50.00
Water meter tests for
meters greater than 2"
Time and materials
cost ($60.00 deposit)
Open and close fire
hydrants for fire flow
tests conducted by
others
Time and materials
Water service discon-
nection (cut at main)
$250.00
Meter resets $95.00
Repair of damage to
service
$225.00
Water main connections $535.00
Water main cut and cap $1,000.00
Water quality/inspection/
purity tests
$65.00 each
Specialty water tests
(lead, copper, etc.)
Cost of test plus
$70.00 processing fee
Water turn ons/offs after
hours
$185.00
4-1-180D
(Revised 1/08)1 - 30
2. WATER METER INSTALLATION FEES – CITY INSTALLED: The following fees are payable at the
time of application for water meter installation(s).
3. WATER METER PROCESSING FEES – APPLICANT INSTALLED: For meters larger than two
inches (2"), the applicant must provide materials and installs. The City charges a two hundred twenty
dollar ($220.00) processing fee at the time of meter application.
4. WASTEWATER AND SURFACE WATER CONSTRUCTION PERMIT FEES:
Installation of isolation
valve
Time and materials
$2,000.00 deposit
New water line
chlorination fee
$250.00 plus $0.15
per lineal foot for any
footage after the first
two hundred fifty (250)
lineal feet
Miscellaneous water
installation fees
Time and materials
Type of Water Service
and Repairs
Fee
Water Meter Size Fee
3/4" meter installed by City within City limits $2,260.00 (full installation of stub service and meter)
$240.00 (meter drop in)
3/4" meter installed by City outside City limits $2,430.00 (full installation of stub service and meter)
$240.00 (meter drop in)
1" meter installed by City $2,430.00 (full installation of stub service and meter)
$250.00 (meter drop in)
1-1/2" meter installed by City $3,600.00 (full installation of stub service and meter)
$435.00 (meter drop in)
2" meter installed by City $4,030.00 (full installation of stub service and meter)
$550.00 (meter drop in)
Type of New Service Wastewater Permit Fee Surface Water Permit Fee
Residential $150.00 each connection $150.00 each connection
Commercial $175.00 each connection $175.00 each connection
Industrial $200.00 each connection $200.00 each connection
Repair of any of the above $50.00 each service $50.00 each connection
Cut and Cap/Demolition Permit $120.00 each service $120.00 each service
Ground Water Discharge (temporary
connection to wastewater system for
one-time discharge of contaminated
ground water to 50,000 gallons)
$170.00 N/A
Ground Water Discharge (temporary
connection to wastewater system for dis-
charge of contaminated ground water
over 50,000 gallons)
$170.00 + Billed for current
Renton and King County sewer
rate on discharged amount (meter
provided by property owner)
N/A
4-1-180F
1 - 31 (Revised 1/08)
5. WORK IN RIGHT-OF-WAY – CON-
STRUCTION PERMIT: (Utility and Street/
Sidewalk Improvements): A bond is required,
as stipulated in RMC 9-10-5, Street Excava-
tion Bond.
Exception: No permit fee shall be charged
for individual homeowners for work in street
rights-of-way for street tree or parking strip ir-
rigation systems.
6. STREET LIGHT SYSTEM FEE: All new
installations of street lighting facilities shall
incur a fee of five hundred dollars ($500.00)
per connection to the power system, payable
at or prior to the time of construction permit
issuance.
(Ord. 3205, 3-20-1978; Ord. 3832, 8-13-1984;
Ord. 4287, 8-13-1990; Ord. 4552, 9-18-1995;
Amd. Ord. 4764, 2-22-1999; Ord. 4993,
12-16-2002; Ord. 5000, 1-3-2003; Ord. 5013,
6-23-03; Ord. 5017, 8-18-03; Ord. 5153,
9-26-2005; Ord. 5240, 11-27-06)
E. PUBLIC WORKS PLAN REVIEW AND
INSPECTION FEES:
All developers, municipal or quasi-municipal enti-
ties, or utility corporations or companies, except
those specifically exempted, shall pay fees under
this Section. Exempted entities include City-fran-
chised cable TV, cable modem, natural gas, tele-
communications, and electrical power. Half of this
fee must be paid upon application and the re-
mainder when the permit(s) is issued. There are
additional construction permit fees which are also
payable upon issuance. The fee will be based
upon percentages of the estimated cost of im-
provements using the following formula:
Construction cost, also known as the Engineer’s
Estimate or the Contractor’s Bid, shall mean cost
estimate for all project related improvements out-
side of the building envelopes, including, but not
limited to, all costs required to construct the fol-
lowing: paved parking lots, private sidewalks or
walkways; private and public stormwater man-
agement facilities; temporary erosion and sedi-
mentation control facilities; water quality facilities;
public and private streets; public and private san-
itary sewers; public water main improvements; re-
quired off-site street, bike and pedestrian
improvements; street lighting improvements; re-
quired landscaping and street tree improvements;
and site grading and mobilization costs. (Ord.
4287, 8-13-1990; Ord. 4345, 2-17-1992; Amd.
Ord. 4993, 12-16-2002; Ord. 5000, 1-13-2003;
Ord. 5153, 9-26-2005; Ord. 5279, 5-7-2007)
F. RELEASE OF EASEMENT FEES:
The imposition, collection, payment and other
specifics concerning this charge are detailed in
chapter 9-1 RMC, Easements.
(Ord. 4443, 3-28-1994; Amd. Ord. 4993,
12-16-2002; Ord. 5000, 1-13-2003; Ord. 5153,
9-26-2005)
Total Frontage Length of
Improvement (sidewalks,
curbs, excavations, improve-
ments) – Except Franchises
Permit Fee
Amount
Less than 35 feet in length $30.00
35 to 100 feet in length $60.00
Greater than 100 feet in length $90.00
STREET AND UTILITY PLAN REVIEW AND
INSPECTION FEES
Estimated Construction Cost:
The applicant must submit sepa-
rate, itemized cost estimates for
each item of improvement sub-
ject to the approval by the Public
Works Plan Review Section
Fee Amount:
$150,000.00 or less 6% of cost
Over $150,000.00 but less than
$300,000.00
$9,000.00, plus
5% of cost over
$150,000.00
$300,000.00 and over $16,500.00,
plus 4% of cost
$300,000.00
and over
Type of Fee Fee Amount
Filing fee $250.00 payable at time
of application
Processing fee (paid
once Council approves
the release)
$250.00 payable upon
Council approval of the
release of easement
4-1-180G
(Revised 1/08)1 - 32
G. RIGHT-OF-WAY USE PERMIT FEES –
REVOCABLE PERMITS FOR THE USE OF
EXCESS PUBLIC RIGHT-OF-WAY:
These fees are payable at the time of application.
The imposition, collection, payment and other
specifics concerning this charge are detailed in
chapter 9-2 RMC, Excess Right-of-Way Use.
Insurance Required: Public liability and property
damage insurance is also required pursuant to
RMC 9-2-5B, Minimum Permit Requirements for
Excess Right-of-Way Use.
Exception for Public Agencies: A no fee permit
may be issued only when the applicant is a public
agency and when the proposed use of the right-
of-way provides a direct service to the public
(e.g., METRO applications for right-of-way for bus
shelters). (Ord. 4053, 4-6-1987; Ord. 4087,
10-12-1987; Ord. 4443, 3-28-1994; Ord. 5000,
1-13-2003; Ord. 5153, 9-26-2005; Ord. 5279,
5-7-2007)
H. STREET AND ALLEY VACATION
FEES:
The imposition, collection, payment and other
specifics concerning this charge are detailed in
chapter 9-14 RMC, Vacations.
(Ord. 4266, 4-16-1990; Ord. 5000, 1-13-2003;
Ord. 5153, 9-26-2005; Ord. 5279, 5-7-2007)
I. TEMPORARY UTILITY CONNECTION FEES:
(Ord. 4506, 4-10-1995; Ord. 5000, 1-13-2003; Ord. 5153, 9-26-2005; Ord. 5169, 12-5-05; Ord. 5326,
12-10-07)
Type of Use Fee Amount
Single family
and two family
uses
$10.00 annually, plus
leasehold excise tax1, if
applicable
All uses without
public benefit
0.5% per month of property
value2 of land to be utilized,
plus leasehold excise tax1, if
applicable. Payable yearly in
advance
Uses with public
benefit
0.5% per year of assessed
value of land adjoining the
property, plus leasehold excise
tax1, if applicable. In no case
less than ten dollars ($10.00).
Payable yearly in advance
1There is hereby levied and shall be collected a leasehold ex-
cise tax on that act or privilege of occupying or using public
owned real or personal property through a leasehold interest
at the rate established by the State of Washington.
2Right-of-way value shall be based on the assessed value of
the land adjoining the property as established by the King
County Assessor.
Type of Fee Fee
Amount
Filing fee, payable at time of
application
$500.00
Processing and completion fee,
payable upon Council approval of the
vacation and upon administrative
determination of appraised value of
vacated right-of-way
Appraised value of vacated right-
of-way
Less than $25,000 $750.00
$25,000 to $75,000 $1,250.00
Over $75,000 $2,000.00
Temporary Connections Storm Water Fee Wastewater Fee Water Fee
Temporary connections to
a City utility system may be
granted for a one-time,
temporary, short-term use
of a portion of the property
for a period not to exceed
three (3) consecutive
years.
Annual fee equal to ten
percent (10%) of the
current system
development charge
applicable to that portion
of the property.*
Annual fee equal to ten
percent (10%) of the
current system
development charge
applicable to the size of
the temporary domestic
water meter(s).*
Annual fee equal to ten
percent (10%) of the
current system
development charge
applicable to the size of
the temporary water
meter(s).*
*Said fee shall be paid annually (nonprorated), and shall be nonrefundable, nontransferable (from one portion of the property to
another) and shall not constitute a credit to the system development charge due at the time of permanent use of the utility system.
The application for temporary connection shall consist of a detailed plan and a boundary line of the proposed development service
area for use in the fee determination.
4-1-190B
1 - 33 (Revised 1/08)
4-1-190 MITIGATION FEES:
Refer to City of Renton Resolution #3100 Traffic
Mitigation Fees, Resolution #3082 Park Mitiga-
tion Fees, and Resolution #2913 Fire Mitigation
Fees.
4-1-200 EXTRA FEES:
Whenever any application is to be handled under
the terms of any portion of the City’s land use
codes, adopted codes, or the Uniform Building
Code, and that application is so large, compli-
cated or technically complex that it cannot be
handled with existing City staff, then an additional
fee can be charged which is equivalent to the ex-
tra costs incurred by the City of Renton to pay:
A. Overtime costs,
B. The pro rata costs of additional employees
necessary to handle the application,
C. The costs expended to retain the qualified
consultants to handle the project, and
D. Any general administrative costs when di-
rectly attributable to the project.
Such fees shall be charged only to the extent in-
curred beyond that normally incurred for process-
ing an application. (Ord. 4596, 4-8-1996)
When the application or development plans are
modified so as to require additional review by the
City beyond the review normally required for like
projects, at the discretion of the Development
Services Director, an additional fee may be
charged at seventy five dollars ($75.00) per hour.
(Ord. 4491, 12-19-1994, Amd. Ord. 4560,
11-13-1995, Ord. 4613, 6-17-1996)
4-1-210 WAIVED FEES:
A. GENERAL:
The Renton City Council shall, upon stating an
equitable or legal reason for waiver, have the au-
thority to waive any and all fees authorized under
this Chapter of Title 4. (Ord. 5153, 9-26-2005)
B. DOWNTOWN OWNER-OCCUPIED
HOUSING INCENTIVE:
1. Purpose: To encourage owner-occupied
housing in the CD, RM-U, and RM-T zones of
the Urban Center Comprehensive Plan des-
ignation within the City of Renton, certain de-
velopment and mitigation fees for “For Sale”
housing may be waived for eligible projects,
subject to City Council approval.
2. Eligibility Criteria: To qualify for waived
fees, projects must meet the following crite-
ria:
a. The project is new construction; and
b. All of the housing units will be platted
or condominium “For Sale” housing; and
c. The project will be a minimum of ten
(10) units if in the RM-T; or
d. The project will be a minimum of
thirty (30) units if in the CD zone or RM-U
zone.
3. Applicable Fees: Fees which may be
waived are:
a. Building permit fees;
b. Building permit plan review fees;
c. Water, surface water, and waste-
water system development charges;
d. Public Works plan review and in-
spection fees; and
e. Fire, transportation, and parks im-
pact mitigation fees.
4. Application Process: Persons who in-
tend to apply for the downtown owner-occu-
pied housing incentive waived fees shall
disclose their intent to apply for waived fees
at the administrative site plan review. The ap-
plication for waived fees must be made to the
Development Services Director at the time of
the land use application, unless otherwise
approved by City Council.
5. Restrictive Covenant: All residential
units for which waived fees are granted shall
be covered by a restrictive covenant that de-
4-1-190B
(Revised 1/08)1 - 34/36.2
clares the units will be platted or condomin-
ium housing. After approval of the waiver by
the City, the covenant, in a form to be pro-
vided by the City, shall be executed and re-
corded, at the applicant’s expense, not later
than the issuance of the building permit for
the project, unless otherwise approved by
City Council. Applicants who fail to execute
and record the covenant in a timely manner
will be required to pay all applicable fees with
interest.
6. Cancellation of Covenant: After the ap-
plication has been approved and/or the re-
strictive covenant is recorded, if the type of
housing to be offered is altered from owner-
occupied “For Sale” new housing, all applica-
ble fees must be paid with interest.
7. Effective Date and Sunset: These fee
waivers are effective for building permits is-
sued after August 13, 2001, and will sunset
on December 31, 2009, unless extended by
City Council action. (Ord. 4913, 8-27-2001;
Amd. Ord. 5095, 9-13-2004; Ord. 5153,
9-26-2005; Ord. 5309, 10-8-2007)
4-1-220D
1 - 36.3 (Revised 3/06)
4-1-220 PROPERTY TAX
EXEMPTION FOR MULTI-FAMILY
HOUSING IN RESIDENTIAL
TARGETED AREAS:
A. PURPOSE:
As provided for in chapter 84.14 RCW, the pur-
pose of this Section is to provide limited, ten (10)
year exemptions from ad valorem property taxa-
tion for qualified new multi-family housing located
in designated residential targeted areas.
B. DEFINITIONS:
In construing the provisions of this Section, the
following definitions shall be applied:
1. “Administrator” means the Administrator
of the Renton Economic Development,
Neighborhoods and Strategic Planning De-
partment, or any other City office, department
or agency that shall succeed to its functions
with respect to this Section, or his or her au-
thorized designee.
2. “Multi-family housing” means one or
more new buildings designed for permanent
residential occupancy, each with four (4) or
more dwelling units.
3. “Permanent residential occupancy”
means multi-family housing that provides ei-
ther owner occupancy or rental accommoda-
tion on a nontransient basis. This definition
includes rental accommodation that is leased
for a period of at least one (1) month but ex-
cludes, for example, hotels and motels that
predominantly offer rental accommodation on
a daily or weekly basis.
C. TAX EXEMPTION:
1. Duration of Exemption: The value of
improvements qualifying under RMC
4-1-220D is exempt from ad valorem property
taxation for ten (10) successive years begin-
ning January 1st of the year immediately fol-
lowing the calendar year of issuance of the
final certificate of tax exemption.
2. Limits on Exemption: The exemption
does not apply to the value of land or to the
value of nonhousing-related improvements
not qualifying under RMC 4-1-220D, nor does
the exemption apply to increases in assessed
valuation of land and nonqualifying improve-
ments. This Section also does not apply to in-
creases in assessed valuation made by the
county assessor on nonqualifying portions of
building and value of land, nor to increases
made by lawful order of a county board of
equalization, the Department of Revenue, or
a county, to a class of property throughout the
county or specific area of the county to
achieve the uniformity of assessment or ap-
praisal required by law.
D. PROJECT ELIGIBILITY:
To qualify for exemption from property taxation
under this Section, the project must satisfy all of
the following requirements:
1. Location: The property must be located
in one of the designated “residential targeted
areas” listed below in subsection (D)(1)(a),
(D)(1)(b) or (D)(1)(c) of this Section. If a part
of any legal lot is within a residential targeted
area, then the entire lot shall be deemed to lie
within the residential targeted area.
a. Highlands: Within the Center Village
Comprehensive Plan designation and in
one of the following: the Center Village
(CV) zone, the Residential Multi-Family
(RM-F) zone, or the Residential 10 Dwell-
ing Units/Acre (R-10) zone; or
b. Downtown: In the Center Downtown
(CD) zone, Residential Multi-Family Ur-
ban Center (RM-U) zone, or Residential
Multi-Family Traditional (RM-T) zone; or
c. South Lake Washington: In the Ur-
ban Center North District 1 (UC-N1) zone
or properties within the Urban Center
North District 2 (UC-N2) zone that were
designated as eligible for exemption by
Council Ordinance 5151 and developed
with a residential multi-family project
vested to the requirements of the Com-
mercial Office Residential 3 (COR 3)
zone.
2. Size and Structure:
a. If the project is located in the Resi-
dential Multi-Family Urban Center
(RM-U) zone or Residential Multi-Family
Traditional (RM-T) zone or within the
Center Village Comprehensive Plan des-
ignation and in either the Residential
Multi-Family (RM-F) zone or the Resi-
4-1-220E
(Revised 3/06)1 - 36.4
dential 10 Dwelling Units/Acre (R-10)
zone, the project must (i) consist of a min-
imum total of ten (10) new dwelling units
of multi-family housing, and (ii) be lo-
cated within a new residential struc-
ture(s) or a new mixed-use development
as allowed by the RMC for the specific
zone. At least fifty (50) percent of the
space within the project shall be intended
for permanent residential occupancy.
b. If the project is located in the Center
Downtown (CD) zone, Urban Center
North District 1 (UC-N1) zone, or in the
Urban Center North District 2 (UC-N2)
zone and the project proposed is vested
to Commercial Office Residential 3 (COR
3) zone requirements, or is within the
Center Village Comprehensive Plan des-
ignation and in the Center Village (CV)
zone, the project must (i) consist of a min-
imum total of thirty (30) new dwelling
units of multi-family housing and (ii) be lo-
cated in a new mixed-use development,
unless otherwise waived by the Adminis-
trator. If the Administrator waives the
mixed-use development requirement, the
multi-family housing must be located in a
new residential structure(s). At least fifty
(50) percent of the space within the
project shall be intended for permanent
residential occupancy.
3. Special Design Regulations for
Projects Located in the Center Village
Comprehensive Plan Designation or
within the Urban Center North District 2
(UC-N2) and Vested to the Requirements
of the Commercial Office Residential 3
(COR 3) Zone:
a. If the project is located in the
Center Village (CV) zone or Residen-
tial Multi-Family (RM-F) zone within
the Center Village Comprehensive
Plan designation, or within the Urban
Center North District 2 (UC-N2) and
vested in the Commercial Office Res-
idential 3 (COR 3) zone, the project
must also comply with the design
standards and guidelines in RMC
4-3-100 for District ‘C’, even though
the project is not located in the Urban
Center North Comprehensive Plan
designation, unless otherwise
waived by the Administrator.
b. If the project is located in the
Residential 10 Dwelling Units/Acre
(R-10) zone within the Center Village
Comprehensive Plan designation,
the project must also comply with the
design standards and guidelines in
RMC 4-3-100 for District ‘B’, even
though the project is not located in
the Residential Multi-Family Tradi-
tional (RM-T) zone, unless otherwise
waived by the Administrator. If the
project is located in the Center Vil-
lage Residential Bonus District de-
scribed in RMC 4-3-095, the project
must also comply with the provisions
therein.
4. Exception for Existing Residential
Structure: In the case of an existing oc-
cupied residential structure that is pro-
posed for demolition and redevelopment
as new multi-family housing, the project
must provide as a minimum number of
dwelling units in the new multi-family
housing project, the greater of:
a. Replace the existing number of
dwelling units and, unless the exist-
ing residential rental structure was
vacant for twelve (12) months or
more prior to demolition, provide for a
minimum of four (4) additional dwell-
ing units in the new multi-family
housing project; or
b. Provide the number of dwelling
units otherwise required in subsec-
tion (D)(2) of this section.
5. Completion Deadline: The project
must be completed within three (3) years
from the date of approval of the contract
by the City Council as provided in RMC
4-1-220F2 or by any extended deadline
granted by the Administrator as provided
in RMC 4-1-220I. (Ord. 5151, 8-1-2005;
Amd. Ord. 5192, 1-23-2006)
E. APPLICATION PROCEDURE:
1. Form: The owner of property applying for
exemption under this Section shall submit an
application to the Administrator on a form es-
tablished by the Administrator. The owner
shall verify the correctness of the information
contained in the application by his/her signa-
4-1-220F
1 - 36.5 (Revised 3/06)
ture and affirmation made under penalty of
perjury under the laws of the State of Wash-
ington. The application shall contain such in-
formation as the Administrator may deem
necessary or useful, which at a minimum
shall include:
a. A completed City application form,
including information setting forth the
grounds for tax exemption;
b. A brief written description of the
project, and schematic site and floor
plans of the multi-family dwelling units
and the structure(s) in which they are
proposed to be located;
c. Floor and site plans of the proposed
project, which plans may be revised by
the owner provided such revisions are
made and presented to the Administrator
prior to the City’s final action on the ex-
emption application;
d. A statement from the owner acknowl-
edging the potential tax liability when the
property ceases to be eligible for exemp-
tion under this Section.
2. Fee: At the time of initial application un-
der this Section, the owner shall pay to the
City an initial application fee of five hundred
dollars ($500.00).
3. Deadline: The application shall be sub-
mitted prior to the issuance of the building
permit for the project. The Administrator shall
approve or deny an exemption application
within ninety (90) days of receipt of a com-
plete application.
F. APPLICATION APPROVAL:
1. Approval: The Administrator may ap-
prove an application if he or she finds that:
a. The owner has complied with all of
the requirements of this Section, includ-
ing but not limited to the project eligibility
requirements contained in RMC
4-1-220D and the application require-
ments contained in RMC 4-1-220E; and
b. The proposed project is or will be, at
the time of completion, in conformance
with all approved plans, and all applica-
ble requirements of the Renton Municipal
Code or other applicable requirements or
regulations in effect at the time the appli-
cation is approved.
2. Contract Required: If the application is
approved, the owner shall enter into a con-
tract with the City, approved by the City Coun-
cil, regarding the terms and conditions of the
project under this Section.
3. Issuance of Conditional Certificate:
Following Council approval of the contract,
the Administrator shall issue a conditional
certificate of acceptance of tax exemption.
The conditional certificate shall expire three
(3) years from the date of Council approval of
(Revised 3/06)1 - 36.6
This page left intentionally blank.
4-1-220J
1 - 37 (Revised 4/04)
the contract unless an extension is granted
as provided in RMC 4-1-220I.
G. APPLICATION DENIAL:
1. Denial: The Administrator shall deny an
application if the criteria in RMC 4-1-220F1
are not met. The Administrator shall state in
writing the reasons for the denial and send
notice of denial to the owner’s last known ad-
dress within ten (10) days of the denial.
2. Appeal: An owner may appeal a denial
of a tax exemption application to the City
Council by filing a notice of appeal with the
City Clerk within thirty (30) calendar days of
receipt of notice of the denial. The appeal be-
fore the City Council shall be based upon the
record before the Administrator, and the Ad-
ministrator’s decision will be upheld unless
the owner can show that there is no substan-
tial evidence on the record to support the Ad-
ministrator’s decision. The City Council’s
decision on appeal is final.
H. AMENDMENT OF CONTRACT:
An owner may request an amendment(s) to the
contract by submitting a request in writing to the
Administrator, together with a fee of two hundred
fifty dollars ($250.00), at any time within three (3)
years of the date of the approval of the contract as
provided for in RMC 4-1-220G2. The date for ex-
piration of the conditional certificate shall not be
extended by contract amendment unless all the
conditions for extension set forth in RMC 4-1-220I
are met.
I. EXTENSION OF CONDITIONAL
CERTIFICATE:
1. Application: The conditional certificate
may be extended by the Administrator for a
period not to exceed twenty four (24) consec-
utive months. The owner shall submit a writ-
ten request stating the grounds for the
extension together with a fee of two hundred
fifty dollars ($250.00).
2. Approval: The Administrator may grant
an extension if the Administrator finds that:
a. The anticipated failure to complete
construction within the required time pe-
riod is due to circumstances beyond the
control of the owner;
b. The owner has been acting, and
could reasonably be expected to con-
tinue to act, in good faith and with due dil-
igence; and
c. All the conditions of the original con-
tract between the owner and the City will
be satisfied upon completion of the
project.
3. Denial – Appeal: If an extension is de-
nied, the Administrator shall state in writing
the reason for denial and shall send notice to
the owner’s last known address within ten
(10) calendar days of the denial. An owner
may appeal the denial of an extension to the
Hearing Examiner by filing a notice of appeal
with the City Clerk within fourteen (14) calen-
dar days after issuance of the notice of the
denial. The appeal before the Hearing Exam-
iner shall follow the provisions of RMC 4-8-
110E. The owner may appeal the Hearing Ex-
aminer’s decision to the King County Supe-
rior Court according to the procedures
contained in RCW 34.05.510 through
34.05.598, as provided in RCW 84.14.090(6),
within thirty (30) days of notification by the
City to the owner of the decision.
J. FINAL CERTIFICATE:
1. Application: Upon completion of the
construction as provided in the contract be-
tween the owner and the City, and upon issu-
ance of a temporary certificate of occupancy,
or a permanent certificate of occupancy if no
temporary certificate is issued, the owner
may request a final certificate of tax exemp-
tion. The owner shall pay a fee of two hun-
dred fifty dollars ($250.00) and file with the
Administrator such information as the Admin-
istrator may deem necessary or useful to
evaluate eligibility for the final certificate,
which shall at a minimum include:
a. A statement of expenditures made
with respect to each multi-family housing
unit and the total expenditures made with
respect to the entire property;
b. A description of the completed work
and a statement of qualification for the
exemption; and
4-1-220K
(Revised 4/04)1 - 38
c. A statement that the work was com-
pleted within the required three (3) year
period or any approved extension.
2. Determination: Within thirty (30) days of
receipt of all materials required for a final cer-
tificate, the Administrator shall determine
whether the completed work is consistent
with the contract between the City and owner,
whether all or a portion of the completed work
is qualified for exemption under this Section
and, if so, which specific improvements sat-
isfy the requirements of this Section.
3. Filing with County Assessor: For
projects that comply with the requirements of
RMC 4-1-220J1, the City shall file a final cer-
tificate of tax exemption with the county as-
sessor within ten (10) days of the expiration
of the thirty (30) day period provided in the
prior subsection.
4. Recording: The Administrator is autho-
rized to cause to be recorded, at the owner’s
expense, in the real property records of the
King County Department of Records and
Elections, the contract with the City required
under RMC 4-1-220F2, as amended under
RMC 4-1-220H, if applicable, and/or such
other document(s) as will identify such terms
and conditions of eligibility for exemption un-
der this Section as the Administrator deems
appropriate for recording.
5. Denial: The Administrator shall notify the
owner in writing that the City will not file a final
certificate if: (a) the Administrator determines
that the project was not completed within the
required three (3) year period or any ap-
proved extension, or was not completed in
accordance with the contract between the
owner and the City and the requirements of
this Section, or the owner’s property is other-
wise not qualified for the limited exemption
under this Section; or (b) the owner and Ad-
ministrator cannot come to an agreement on
the allocation of the value of the improve-
ments allocated to the exempt portion of the
project.
6. Appeal: The owner may appeal the Ad-
ministrator’s decision to the Hearing Exam-
iner by filing a notice of appeal with the City
Clerk within fourteen (14) calendar days after
issuance of the notice of the denial. The ap-
peal before the Hearing Examiner shall follow
the provisions for appeal contained in RMC 4-
8-110E. The owner may appeal the Hearing
Examiner’s decision to the King County Su-
perior Court according to the procedures con-
tained in RCW 34.05.510 through 34.05.598,
as provided in RCW 84.14.090(6), within
thirty (30) days of notification by the City to
the owner of the decision.
K. ANNUAL CERTIFICATION:
Within thirty (30) days after the first anniversary of
the date the City filed the final certificate of tax ex-
emption and each year thereafter, for a period of
ten (10) years, the property owner shall file a cer-
tification with the Administrator, verified upon
signed affirmation under penalty of perjury under
the laws of the State of Washington. Failure to
submit the annual certification may result in can-
cellation of the tax exemption. The certification
shall contain such information as the Administra-
tor may deem necessary or useful, and shall at a
minimum include the following information:
1. A statement of occupancy and vacancy
of the multi-family dwelling units during the
previous year;
2. A certification that the property has not
changed use since the date of filing of the fi-
nal certificate of tax exemption, and contin-
ues to be in compliance with the contract with
the City and the requirements of this Section;
and
3. A description of any improvements or
changes to the property made after the filing
of the final certificate or most recent certifica-
tion, as applicable.
L. CANCELLATION OF TAX
EXEMPTION:
1. Cancellation: If at any time the Adminis-
trator determines that: (a) the property no
longer complies with the terms of the contract
or with the requirements of this Section; (b)
the use of the property is changed or will be
changed to a use that is other than residen-
tial; (c) the project violates applicable zoning
requirements, land use regulations or build-
ing code requirements; or (d) the property for
any reason no longer qualifies for the tax ex-
emption, the tax exemption shall be canceled
and additional taxes, interest and penalties
imposed pursuant to State law. Upon deter-
4-1-230C
1 - 39 (Revised 1/07)
mining that a tax exemption shall be can-
celed, the Administrator shall notify the
property owner by certified mail, return re-
ceipt requested.
2. Appeal: The property owner may appeal
the determination by filing a notice of appeal
with the City Clerk, within thirty (30) days after
issuance of the decision by the Administrator,
specifying the factual and legal basis for the
appeal. The appeal before the Hearing Ex-
aminer shall follow the procedures set forth in
RMC 4-8-110E. At the appeal hearing, all af-
fected parties may be heard and all compe-
tent evidence received. The Hearing
Examiner shall affirm, modify, or repeal the
decision to cancel the exemption based on
the evidence received. The Hearing Exam-
iner shall give substantial weight to the Ad-
ministrator’s decision to cancel the
exemption, and the burden of proof and the
burden of overcoming the weight accorded to
the Administrator’s decision shall be upon the
appellant. An aggrieved party may appeal the
Hearing Examiner’s decision to the King
County Superior Court in accordance with the
procedures in RCW 34.05.510 through
34.05.598, as provided in RCW 84.14.110(2),
within thirty (30) days after issuance of the
decision of the Hearing Examiner.
3. Change of Use: If the owner intends to
convert the multi-family housing to another
use, the owner must notify the Administrator
and the County assessor within sixty (60)
days of the change in use. Upon such change
in use, the tax exemption shall be canceled
and additional taxes, interest and penalties
imposed pursuant to State law.
M. SUNSET OF EXEMPTION FOR
APPLICATIONS FOR CONDITIONAL
CERTIFICATES:
The City shall not accept new applications for
conditional certificates as provided in RMC
4-1-220E after December 31, 2009, unless ex-
tended by City Council action. Incomplete appli-
cations for conditional certificates as of
December 31, 2009, shall be returned to owners.
Notwithstanding the above, the City shall process
(1) pending complete applications for a condi-
tional certificate as of December 31, 2009, and
(2) applications for an extension of the conditional
certificate and/or a final certificate received after
December 31, 2009, as provided in this Section
under RMC 4-1-220D through 4-1-220J. RMC
4-1-220C and 4-1-220J through 4-1-220L shall
continue to apply to all properties that have been
or are issued a final certificate of tax exemption
under this Section until expiration, termination or
cancellation of the tax exemption. (Ord. 5061,
12-22-2003; Ord. 5249, 12-11-2006)
4-1-230 SURETIES AND BONDS:
A. CITY APPROVAL REQUIRED:
All sureties posted with the City shall be approved
as to form by the City Attorney and approved by
the Administrator as to amount and adequacy.
The City’s decision as to the acceptability of the
security shall be conclusive.
B. TYPES OF SECURITY ACCEPTED
FOR PUBLIC WORKS CONSTRUCTION
PERMITS AND FUTURE PUBLIC WORKS
STREET/UTILITY MAINTENANCE
REQUIREMENTS:
In order to ensure protection of City-owned facili-
ties and ensure completion of required improve-
ments to City standards, the City requires one of
the following types of security in consideration of
issuance of a public works construction permit:
1. Cash;
2. Letter of credit;
3. Set aside letter; provided, that the funds
cannot be withdrawn, spent, or committed to
any third party;
4. Savings account assigned to the City and
blocked as to withdrawal by the secured party
without the City’s approval; or
5. Performance or maintenance bond.
C. TYPES OF SECURITY ACCEPTED
FOR ALL OTHER PURPOSES:
The following security devices are acceptable for
the purposes of deferral requests, occupancy
permit requests in advance of installation of re-
quired landscaping or other improvements, criti-
cal areas mitigation performance, and critical
areas monitoring/maintenance:
1. Cash;
2. Letter of credit;
4-1-230D
(Revised 1/07)1 - 40
3. Set aside letter; provided, that the funds
cannot be withdrawn, spent, or committed to
any third party; or
4. Savings account assigned to the City and
blocked as to withdrawal by the secured party
without the City’s approval.
D. SECURITY REQUIREMENTS:
1. Payable to City: Any security device
must be payable to the City upon demand by
the City and not conditioned upon approval or
other process involving the applicant.
2. Security Requirement Binding: The re-
quirement of the posting of any security shall
be binding on the applicant and the appli-
cant’s heirs, successors and assigns.
3. Purpose of Security: Security must be
unequivocally committed to the project being
secured, and cannot be available for any
other purpose.
4. Agreement Required: In case of any
suit or action to enforce any provisions of this
code, the developer shall pay the City all
costs incidental to such litigation including
reasonable attorney’s fees. The applicant
shall enter into an agreement with the City re-
quiring payment of such attorney’s fees and
litigation costs.
5. Effect of Lapse of Security: Any secu-
rity that, according to its terms, lapses upon a
date certain, will cause the associated city
approval (e.g., deferral, temporary occu-
pancy permit, etc.) to lapse on that same date
unless adequate substitute security has been
posted prior to the termination date of the
prior security.
6. Transfer of Responsibility: Whenever
security has been accepted by the City, then
no release of the owner or developer upon
that security shall be granted unless a new
party has been obligated to perform the work
as agreed in writing to be responsible under
the security, and has provided security. In the
instance where security would be provided by
a condominium owners association or prop-
erty owners association, then it shall be nec-
essary for the owners association to have
voted to assume the obligation before the
City may accept the security, and a duly cer-
tified copy of the minutes of the owners asso-
ciation shall be filed with the City along with
the security to the City.
7. City Approval Required Prior to Trans-
fer of Responsibility: The City shall not be
required to permit a substitution of one party
for another on any security if the Reviewing
Official feels that the new owner does not pro-
vide sufficient security to the City that the im-
provements will be installed when required.
8. Default: In the event that improvements
are not completed as required or mainte-
nance is not performed satisfactorily, the Ad-
ministrator shall notify the applicant/
developer, property owner and guarantor in
writing. The notice must state the specific de-
fects that must be remedied and the date the
work shall be completed.
9. Proceeding Against Security: In the
event the applicant, developer, property
owner, and/or guarantor fails to complete all
improvement work required in compliance
with this Title, and the City shall have to com-
plete the improvements, the City reserves the
right, in addition to all other remedies avail-
able to it by law, to proceed against the secu-
rity for funds necessary to complete the
improvements. If the amount of security shall
be less than the expense incurred by the City,
the applicant, developer, and/or property
owner shall be liable to City for the difference.
10. Release of Sureties for Private/On-
Site Improvements: Sureties for completed
or partially completed private/on-site im-
provements shall not be released except
upon written approval of the Administrator.
11. Release of Sureties for Public Im-
provements: Sureties for completed or par-
tially completed public improvements shall
not be released except under the following
conditions:
a. The developer has submitted a
schedule of improvements, the sequence
for completion, and the value of each part
of the public improvement for which a re-
lease of surety shall be sought.
b. Each segment of the public improve-
ment shall be useable by itself without the
4-1-230D
1 - 41 (Revised 12/05)
completion of the remainder of the im-
provement.
c. Each segment of the public improve-
ment shall receive final inspection and
approval of the City before release of the
surety for that part of the improvement.
d. All partial releases on each public im-
provement shall constitute no more than
one hundred percent (100%) of esti-
mated value of the entire completed im-
provement.
e. All releases of surety shall be ap-
proved in writing by the Administrator.
(Ord. 5153, 9-26-2005)
2 - i (Revised 1/08)
Chapter 2
ZONING DISTRICTS – USES AND STANDARDS
CHAPTER GUIDE: Chapter 4-2 RMC contains zone-related land use regulations, and zone-related de-
velopment standards, primarily in tabular form. Chapter 4-2 RMC additionally includes provisions for in-
terpreting the Zoning Map that delineate the zoning and overlay districts and provisions for determining
the permissibility of unclassified uses. Chapter 4-2 RMC does not contain procedural information. Re-
lated permit processes (e.g., site development plan review, variance, conditional use permit, etc.) are
located in chapters 4-8 and 4-9 RMC. In contrast, chapter 4-3 RMC applies to any property in the City
that contains certain environmental characteristics, and chapter 4-3 RMC also applies to overlay dis-
tricts that may or may not include more than one zone in order to apply special use restrictions and/or
standards. Chapter 4-4 RMC applies regulations to property City-wide, regardless of zone district. (Ord.
5028, 11-24-2003)
This Chapter last amended by Ord. 5332, December 10, 2007.
SECTION PAGE
NUMBER NUMBER
4-2-010 ZONES AND MAP DESIGNATIONS ESTABLISHED . . . . . . . . . . . . . . . . . . . . . 1
A.Comprehensive Plan Designations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
B.Zoning Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
C.Zoning Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
D. Zones Implementing Comprehensive Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
E.Additional Restrictions on Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
4-2-020 PURPOSE AND INTENT OF ZONING DISTRICTS . . . . . . . . . . . . . . . . . . . . . . 2
A.General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
B.Resource Conservation Zone (RC) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
C.Residential-1 du/acre (R-1) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
D.Residential-4 du/acre (R-4) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
E.Residential-8 du/acre (R-8) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
F.Residential Manufactured Home Park Zone (RMH) . . . . . . . . . . . . . . . . . . . . . 3
G.Residential-10 du/acre (R-10) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
H.Residential-14 du/acre (R-14) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
I.Residential Multi-Family (RM) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
1. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
2. Classifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
a. “F” (Multi-Family) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
b. “T” (Traditional) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.1
c. “U” (Urban Center) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
J.Commercial Neighborhood Zone (CN) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
K.Center Village Zone (CV) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
1. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
2. Scale and Character . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
L.Commercial Arterial Zone (CA) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
M.Center Downtown (CD) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
N.Commercial Office Zone (CO) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
O.Commercial/Office/Residential Zone (COR 1, COR 2 and COR 3) . . . . . . . . . . 6
1. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
2. Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
SECTION PAGE
NUMBER NUMBER
(Revised 1/08)2 - ii
a. COR 1 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
b. COR 2 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6.1
c. COR 3 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6.1
3. Scale and Intensity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6.1
P.Light Industrial Zone (IL) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6.1
Q.Medium Industrial Zone (IM) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6.1
R.Heavy Industrial Zone (IH) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6.1
S.Urban Center – North Zones (UC-N1 and UC-N2) . . . . . . . . . . . . . . . . . . . . . 6.2
1. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6.2
2. Classifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6.2
a. Urban Center – North 1 (UC-N1) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6.2
b. Urban Center – North 2 (UC-N2) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6.2
4-2-030 ZONING MAP INTERPRETATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6.2
A.Boundaries . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6.2
B.Differences in Street Layout . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
C.Conflict Between Zoning Map and Chapter Text . . . . . . . . . . . . . . . . . . . . . . . . 7
D.Conflict Between Zoning Map and Legal Description of Rezone Ordinance . . . 7
E.Designation of Special Zoning Categories and Time Limitations . . . . . . . . . . . . 7
F.Annual Map Update . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
4-2-040 ZONING REGULATION INTERPRETATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . .7
A.Wireless Communication Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
1. Entire Lot Considered . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
2. Installation Not Considered an Expansion of Nonconformity . . . . . . . . . . . . 7
4-2-050 PERMITTED LAND USES ESTABLISHED . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .7
A.Categories of Uses Established . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
B.Zoning Use Tables Established . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
C.Interpretation of Zoning Use Tables . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
1. Legend . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
2. Other Requirements Applicable . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
3. Additional Use-Related Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
4. Accessory Use Interpretations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
a. Rules of Interpretation for Accessory Uses . . . . . . . . . . . . . . . . . . . . . . . 9
5. Prohibited Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
6. Unclassified Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
a. Criteria for Unclassified Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
7. Use Table Conflicts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
8. Existing Legal Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
4-2-060 ZONING USE TABLE – USES ALLOWED IN ZONING DESIGNATIONS . . 11
A. Agriculture and Natural Resources . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
B. Animals and Related Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
C. Residential . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
D. Other Residential, Lodging and Home Occupations . . . . . . . . . . . . . . . . . . . . . 12
E. Schools . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
F. Parks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
G. Other Community and Public Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
H. Office and Conference . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
I. Retail . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
SECTION PAGE
NUMBER NUMBER
2 - iii (Revised 7/07)
J. Entertainment and Recreation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
K. Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
L. Vehicle Related Activities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
M. Storage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
N. Industrial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
O. Utilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
P. Wireless Communication Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
Q. General Accessory Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
R. Temporary Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
4-2-070 ZONING USE TABLE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
A. Resource Conservation (RC) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
B. Residential-1 du/ac (R-1) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
C. Residential-4 du/ac (R-5) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
D. Residential-8 du/ac (R-8) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
E. Residential Manufactured Homes (RMH) . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
F. Residential-10 du/ac (R-10) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
G. Residential-14 du/ac (R-14) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
H. Residential Multi-Family (RM) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
I. Commercial Neighborhood (CN) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
J. Center Village (CV) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
K. Commercial Arterial (CA) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39
L. Center Downtown (CD) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
M. Commercial Office (CO) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
N. Commercial/Office/Residential (COR) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
O. Industrial Light (IL) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47
P. Industrial Medium (IM) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49
Q. Industrial Heavy (IH) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52
R. Urban Center North 1 (UC-N1) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 55
S. Urban Center North 2 (UC-N2) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57
4-2-080 CONDITIONS ASSOCIATED WITH ZONING USE TABLES . . . . . . . . . . . . 59
A.Subject to the Following Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59
B.Employment Area Valley . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63
C.Downtown Core Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 64
D.Downtown Pedestrian District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 65
E. Arterial Street Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66
F. Automall . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
4-2-090 (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .68/72
4-2-100 ZONING STANDARDS TABLES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .68/72
A.Standards Established . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .68/72
B.Tables . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .68/72
C.Interpretation of Tables . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .68/72
4-2-110 RESIDENTIAL DEVELOPMENT STANDARDS . . . . . . . . . . . . . . . . . . . . . . 73
A. Single Family Residential Zoning Designations (Primary and Attached
Accessory Structures) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
B. Single Family Residential Zoning Designations (Detached Accessory
Structures) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .74.4
C. Residential Manufactured Home Park Zoning Designation . . . . . . . . . . . . . . . . 75
SECTION PAGE
NUMBER NUMBER
(Revised 7/07)2 - iv
D. Conditions for Single Family Residential Zoning Designations . . . . . . . . . . . . . 81
E. Illustrations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 83
F. Residential Zoning Designations (Primary and Attached Accessory
Structures) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 87
G. Multi-Family Residential Zoning Designations (Detached Accessory
Structures) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 102
H. Conditions for Multi-Family Residential Zoning Designations . . . . . . . . . . . . . 103
I. Illustrations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 106
4-2-120 COMMERCIAL DEVELOPMENT STANDARDS . . . . . . . . . . . . . . . . . . . . . . 107
A. Commercial Zoning Designations (CN, CV, CA) . . . . . . . . . . . . . . . . . . . . . . . 107
B. Commercial Zoning Designations (CD, CO, COR) . . . . . . . . . . . . . . . . . . . . . 119
C. Conditions for Commercial Zoning Designations . . . . . . . . . . . . . . . . . . . . . . 127
D. Illustrations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 129
E. Commercial Zoning Designations (UC-N1, UC-N2) . . . . . . . . . . . . . . . . . . . 130.1
F. Conditions for Commercial Zoning Designations . . . . . . . . . . . . . . . . . . . . . 130.5
4-2-130 INDUSTRIAL DEVELOPMENT STANDARDS . . . . . . . . . . . . . . . . . . . . . . . . 131
A. Industrial Zoning Designations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 131
B. Conditions for Industrial Zoning Designations . . . . . . . . . . . . . . . . . . . . . . . . . 135
4-2-140 VIOLATIONS OF THIS CHAPTER AND PENALTIES . . . . . . . . . . . . . . . . . 136
4-2-010D
2 - 1 (Revised 1/08)
4-2-010 ZONES AND MAP
DESIGNATIONS ESTABLISHED:
A. COMPREHENSIVE PLAN
DESIGNATIONS:
The City has been divided into comprehensive
land use designations:
B. ZONING MAP:
This Chapter shall consist of this text as well as
that certain map on file in the Office of the City
Clerk designated as the Zoning Map of the City.
The boundaries of the various districts shall be
shown on the Zoning Map and are hereby made
a part of the Renton Municipal Code (RMC). This
Chapter is to be read and interpreted in light of the
contents of the Zoning Map.
C. ZONING DISTRICTS:
The City is hereby divided into the following types
of zoning districts and the following map symbols
are established:
D. ZONES IMPLEMENTING
COMPREHENSIVE PLAN:
The Comprehensive Plan Designations are im-
plemented by certain zones:
COMPREHENSIVE PLAN
DESIGNATION
MAP
SYMBOL
Residential Low Density (RLD)
Residential Single Family (RS)
Residential Medium Density (RMD)
Residential Multi-Family (RM)
Urban Center North (UC-N)
Urban Center Downtown (UC-D)
Commercial/Office/Residential (COR)
Center Village (CV)
Commercial Corridor (CC)
Employment Area Industrial (EAI)
Employment Area Valley (EAV)
Commercial Neighborhood (CN)
ZONE
MAP
SYMBOL
Resource Conservation (RC)
Residential-1 Dwelling Unit Per Net Acre (R-1)
Residential-4 Dwelling Units Per Net Acre (R-4)
Residential-8 Dwelling Units Per Net Acre (R-8)
Residential Manufactured Home (RMH)
Residential-10 Dwelling Units Per Net Acre (R-10)
Residential-14 Dwelling Units Per Net Acre (R-14)
Residential Multi-Family Urban (RM-U)
Residential Multi-Family Traditional (RM-T)
Residential Multi-Family (RM-F)
Light Industrial (IL)
Medium Industrial (IM)
Heavy Industrial (IH)
Center Downtown (CD)
Center Village (CV)
Commercial Arterial (CA)
Commercial Neighborhood (CN)
Commercial Office (CO)
Commercial/Office/Residential (COR)
Urban Center – North 1 (UC-N1)
Urban Center – North 2 (UC-N2)
COMPREHENSIVE
PLAN DESIGNATION IMPLEMENTING ZONES
Residential Low
Density (RLD)
Resource Conservation (RC)
Residential – 1 DU/AC (R-1)
Residential – 4 DU/AC (R-4)
Residential Manufactured
Home (RMH)
Residential Single
Family (RS)
Residential – 8 DU/AC (R-8)
Residential Manufactured
Home (RMH)
Residential Medium
Density (RMD)
Residential – 10 DU/AC
(R-10)
Residential Manufactured
Home (RMH)
Residential – 14 DU/AC
(R-14)
Residential Multi-
Family (RM)
Residential Multi-Family
(RM-V, RM-I, RM-F)
Urban Center
Downtown (UC-D)
Center Downtown (CD)
Residential Multi-Family
(RM-U)
Residential Multi-Family
Traditional (RM-T)
Urban Center North
(UC-N)
Urban Center – North 1
(UC-N1)
Urban Center – North 2
(UC-N2)
Commercial/Office/
Residential (COR)
Commercial/Office/
Residential (COR)
Center Village (CV)
Residential – 14 DU/AC
(R-14)
Residential Multi-Family
(RM-F)
Residential Multi-Family
Urban (RM-U)
Residential Multi-Family
Traditional (RM-T)
Center Village (CV)
ZONE
MAP
SYMBOL
4-2-010E
(Revised 1/08)2 - 2
(Ord. 5286, 5-14-2007; Ord. 5332, 12-10-2007)
E. ADDITIONAL RESTRICTIONS ON
LAND USE:
(Ord. 1472, 12-18-1953; Ord. 3101, 1-19-1977;
Ord. 4302, 12-17-1990; Ord. 4519, 5-15-1995;
Ord. 4851, 8-7-2000; Amd. Ord. 4963, 5-13-2002;
Ord. 4971, 6-10-2002; Ord. 5100, 11-1-2004)
4-2-020 PURPOSE AND INTENT OF
ZONING DISTRICTS:
A. GENERAL:
Reviewing Official approval of projects in the
zones is contingent upon the determination that
the proposed developments are consistent with
the purpose of the zone and the purpose and in-
tent of the land use designations and guiding pol-
icies of the Comprehensive Plan.
The Comprehensive Plan Land Use Element pol-
icies for each corresponding zone classification
and the Community Design Element, Housing El-
ement, Environmental Element, and Utilities Ele-
ment shall be used together with the purpose
statements for each zone and map designation
set forth in the following sections to guide inter-
pretation and application of land use regulations
within the zones and designations and any
changes to the range of permitted uses within
each zone through amendments to the code.
B. RESOURCE CONSERVATION ZONE
(RC):
The Resource Conservation Zone (RC) is estab-
lished to provide a very low-density residential
zone that endeavors to provide some residential
use of lands characterized by extensive critical
areas or lands with agricultural uses. It is in-
tended to implement the Low Density Residential
Comprehensive Plan designation. This zone pro-
motes uses that are compatible with the functions
and values of designated critical areas and allows
for continued production of food and agricultural
products. No minimum density is required.
The Resource Conservation Zone is also in-
tended to provide separation between areas of
more intense urban uses; encourage or preserve
very low-density residential uses; reduce the in-
tensity of uses in accordance with the extent of
environmentally sensitive areas such as flood-
plains, wetlands and streams, aquifers, wildlife
habitat, steep slopes, and other geologically haz-
ardous areas; allow for small-scale farming to
commence or continue; and provide viable uses
within urban separators.
Interpretation of uses and project review in this
zone shall be based on the purpose statement,
Commercial Corridor
(CC)
Commercial Arterial (CA)
Commercial Office (CO)
Light Industrial (IL)
Employment Area
Industrial (EAI)
Light Industrial (IL)
Medium Industrial (IM)
Heavy Industrial (IH)
Employment Area
Valley (EAV)
Commercial Arterial (CA)
Commercial Office (CO)
Light Industrial (IL)
Medium Industrial (IM)
Heavy Industrial (IH)
Resource Conservation (RC)
Commercial
Neighborhood (CN)
Commercial Neighborhood
(CN)
TYPE OF LAND USE
RESTRICTION
ZONING MAP
SYMBOL
Automall Restrictions Dot Pattern
Public Use Designation “P”
TYPE OF LAND USE
RESTRICTION
REFERENCE OR
CODE SECTION
NO.
Airport-Compatible Land Use
Restrictions RMC 4-3-020
Aquifer Protection Area RMC 4-3-050
Automall Improvement District RMC 4-3-040
Downtown Core Area RMC 4-2-070L and
4-2-080C
Downtown Pedestrian District RMC 4-2-070L and
4-2-080D
Northeast Fourth Street
Business District RMC 4-3-040
“P” Suffix Procedures RMC 4-3-080
Planned Unit Development RMC 4-9-150
Rainier Avenue Business
District RMC 4-3-040
Restrictive Covenants See Property Title
Report
Center Village Residential
Bonus District RMC 4-3-095
Sunset Blvd. Business District RMC 4-3-040
Urban Center Design Overlay
(Areas “A,” “B,” and “C”)RMC 4-3-100
COMPREHENSIVE
PLAN DESIGNATION IMPLEMENTING ZONES
4-2-020F
2 - 3 (Revised 1/08)
objectives and policy direction in the Residential
Low Density land use designation, Objective
LU-DD, Policies LU-133 through LU-142, and the
Community Design Element of the Comprehen-
sive Plan.
C. RESIDENTIAL-1 DU/ACRE (R-1):
The Residential-1 Dwelling Unit Per Net Acre
Zone (R-1) is established to provide and protect
suitable environments for residential develop-
ment of lands characterized by pervasive critical
areas where limited residential development will
not compromise critical areas. It is intended to im-
plement the Low Density Residential Compre-
hensive Plan designation. The zone provides for
suburban estate single family and clustered sin-
gle family residential dwellings, at a maximum
density of one dwelling unit per net acre and al-
lows for small scale farming associated with resi-
dential use. It is further intended to protect critical
areas, provide separation between neighboring
jurisdictions through designation of urban separa-
tors as adopted by the Countywide Policies, and
prohibit the development of incompatible uses
that may be detrimental to the residential or natu-
ral environment. No minimum density is required.
Interpretation of uses and project review in this
zone shall be based on the objectives and policy
direction established in the Residential Low Den-
sity land use designation, Objective LU-DD, Poli-
cies LU-133 through LU-142, and the Community
Design Element of the Comprehensive Plan.
D. RESIDENTIAL-4 DU/ACRE (R-4):
The Residential-4 Dwelling Units Per Net Acre
Zone (R-4) is established to promote urban single
family residential neighborhoods serviceable by
urban utilities and containing amenity open
spaces. It is intended to implement the Low Den-
sity Single Family Comprehensive Plan designa-
tion. The Residential-4 Dwelling Units Per Acre
Zone (R-4) will allow a maximum density of four
(4) dwelling units per net acre. The R-4 designa-
tion serves as a transition between rural designa-
tion zones and higher density residential zones. It
is intended as an intermediate lower density resi-
dential zone; applied to Residential Low Density
Single Family (RLD) Comprehensive Plan land
use designation on the Land Use Map and sub-
ject to the Residential Low Density Residential 4
du/ac Overlay policies of the City.
Larger lot subdivisions are preferred; however,
“small lot clusters” are allowed on sites where
open space amenities are created. Resulting de-
velopment is intended to be superior in design
and siting than that which would normally other-
wise occur. Small lot clusters may also meet ob-
jectives such as the provision of efficient sewer
services.
Interpretation of uses and project review in this
zone shall be based on the purpose statement,
objectives and policy direction established in the
Residential Low Density land use designation,
Objectives LU-DD and LU-EE, Policies LU-133
through LU-146, and the Community Design Ele-
ment of the Comprehensive Plan.
E. RESIDENTIAL-8 DU/ACRE (R-8):
The Residential-8 Dwelling Units Per Net Acre
Zone (R-8) is established for single family resi-
dential dwellings allowing a range of four (4) to
eight (8) dwelling units per net acre. It is intended
to implement the Single Family Land Use Com-
prehensive Plan designation. Development in the
R-8 Zone is intended to create opportunities for
new single family residential neighborhoods and
to facilitate high-quality infill development that
promotes reinvestment in existing single family
neighborhoods. It is intended to accommodate
uses that are compatible with and support a high-
quality residential environment and add to a
sense of community.
Interpretation of uses and project review in this
zone shall be based on the purpose statement,
objectives and policy direction established in the
Residential Single Family land use designation,
Objective LU-FF, Policies LU-147 through LU-
156, and the Community Design Element of the
Comprehensive Plan.
F. RESIDENTIAL MANUFACTURED
HOME PARK ZONE (RMH):
The Residential Manufactured Home Park Zone
(RMH) is established to promote development
that is single family in character and developed to
offer a choice in land tenancy. Standards provide
for safe and high-quality manufactured home
neighborhoods. It is intended to implement the
Low Density, Single Family and Medium Density
Land Use Comprehensive Plan designation. The
RMH Zone is intended to protect established
manufactured home parks and to expand the va-
riety of affordable housing types available within
the City.
Interpretation of uses and project review in this
zone shall be based on the purpose statement,
4-2-020G
(Revised 1/08)2 - 4
objectives and policy direction established in the
Residential Low Density land use designation,
Objectives LU-DD through LU-EE, Policies LU-
133 through LU-146, Residential Single Family
land use designation, Objective LU-FF, Policies
LU-147 through LU-156, or the Residential Me-
dium Density land use designation, Objectives
LU-GG through LU-II, Policies LU-157 through
LU-181 and the Community Design Element of
the Comprehensive Plan. (Ord. 5332,
12-10-2007)
G. RESIDENTIAL-10 DU/ACRE (R-10):
The Residential-10 Dwelling Units Per Net Acre
Zone (R-10) is established for medium-density
residential development that will provide a mix of
residential styles including detached dwellings or
semi-attached dwellings on small lots, attached
townhouses, and small-scale attached flats. It is
intended to implement the Medium Density Land
Use Comprehensive Plan designation. Develop-
ment promoted in the zone is intended to in-
crease opportunities for detached and semi-
attached single family dwellings as a percent of
the housing stock, as well as allow some small-
scale attached housing choices and to create
high-quality infill development that increases den-
sity while maintaining the single family character
of the existing neighborhood. Allowable base
densities range from four (4) to ten (10) dwelling
units per net acre. The zone serves as a transition
to higher density multi-family zones.
Interpretation of uses and project review in this
zone shall be based on the purpose statement,
objectives and policy direction established in the
Residential Medium Density land use designa-
tion, Objectives LU-GG through LU-II, Policies
LU-157 through LU-181, and the Community De-
sign Element of the Comprehensive Plan. (Ord.
5286, 5-14-2007)
H. RESIDENTIAL-14 DU/ACRE (R-14):
The purpose of the Residential-14 Dwelling Units
Per Net Acre Zone (R-14) is to encourage devel-
opment, and redevelopment, of residential neigh-
borhoods that provide a mix of detached, semi-
attached, and attached dwelling structures orga-
nized and designed to combine characteristics of
both typical detached single family and small-
scale multi-family developments. It is intended to
implement the Residential Medium Density or the
Center Village Land Use Comprehensive Plan
designations. Densities range from ten (10) to
fourteen (14) units per net acre with opportunities
for bonuses up to eighteen (18) dwelling units per
net acre. Structure size is intended to be limited in
terms of bulk and scale so that the various unit
types allowed in the zone are compatible with one
another and can be integrated together into a
quality neighborhood. Project features are en-
couraged, such as yards for private use, common
open spaces, and landscaped areas that en-
hance a neighborhood and foster a sense of com-
munity. Civic and limited commercial uses may be
allowed when they support the purpose of the
designation.
Interpretation of uses and project review in this
zone shall be based on the purpose established
in the Residential Medium Density land use des-
ignation, Objectives LU-GG through LU-II, Poli-
cies LU-157 through LU-181, or the Center
Village land use designation, Objective LU-CCC,
Policies LU-317 through LU-332, and the Com-
munity Design Element of the Comprehensive
Plan. (Ord. 5286, 5-14-2007)
I. RESIDENTIAL MULTI-FAMILY (RM):
1. Purpose: The Residential Multi-Family
Zone (RM) is established to implement the
multi-family policies of the Land Use Element
of the Comprehensive Plan. The RM Zone
provides suitable environments for multi-fam-
ily dwellings. It is further intended to condi-
tionally allow uses that are compatible with
and support a multi-family environment.
2. Classifications: The density allowed un-
der this zone will be identified by the suffix
that is applied. This zone will normally be ap-
plied with one of three (3) suffixes:
a. “F” (Multi-Family): The RM-F suffix
allows for the development of both infill
parcels in existing multi-family districts
with compatible projects and other multi-
family development. It is intended to im-
plement the Multi-Family or Center Vil-
lage Land Use Comprehensive Plan
designation. Density ranges from ten (10)
to twenty (20) du/acre.
Interpretation of uses and project review
in this suffix shall be based on the pur-
pose statement objectives and policy di-
rection established in the Residential
Multi-Family land use designation, Ob-
jectives LU-JJ through LU-LL, Policies
LU-182 through LU-192, or the Center
Village land use designation, Objective
4-2-020I
2 - 4.1 (Revised 1/08)
LU-CCC, Policies LU-317 through
LU-332.
b. “T” (Traditional): The RM-T suffix
occurs in areas where compact, tradi-
tional residential neighborhood develop-
ment already exists, or in Comprehen-
sive Plan designations where traditional
(Revised 1/08)2 - 4.2
This page left intentionally blank.
4-2-020L
2 - 5 (Revised 7/07)
residential neighborhoods are planned in
the future. It is intended to implement the
Urban Center – Downtown designation or
Center Village Land Use Comprehensive
Plan designation in the Land Use Ele-
ment of the Comprehensive Plan. Den-
sity ranges from fourteen (14) to thirty
five (35) du/acre.
c. “U” (Urban Center): The RM-U suf-
fix provides for high-density, urban-scale,
multi-family choices. Development stan-
dards promote a pedestrian-scale envi-
ronment and amenities. Density ranges
from twenty five (25) to seventy five (75)
du/acre. This zone, combined with the
CD and RM-T Zones, is intended to im-
plement the Urban Center – Downtown
Land Use Comprehensive Plan designa-
tion or Center Village Land Use Compre-
hensive Plan designation.
Interpretation of uses and project review
in suffix RM-U and RM-T shall be based
on the purpose statement objectives and
policies of the Urban Center – Downtown
land use designation, Objectives LU-OO
through LU-XX, Policies LU-216 through
LU-264, or the Center Village land use
designation, Objective LU-CCC, Policies
LU-317 through LU-332 and the Commu-
nity Design Element of the Comprehen-
sive Plan. (Amd. Ord. 4971, 6-10-2002;
Ord. 5286, 5-14-2007)
J. COMMERCIAL NEIGHBORHOOD
ZONE (CN):
The purpose of the Commercial Neighborhood
Zone (CN) is to provide for small-scale conve-
nience retail/commercial areas offering incidental
retail and service needs for the adjacent area. It
implements the Commercial Neighborhood Land
Use Comprehensive Plan designation. Uses
serving a larger area may be appropriate if they
also serve the residents of the immediate area
and are compatible with the scale and character
of the neighborhood. This designation is the
smallest and least intensive of the City’s commer-
cial zones.
Interpretation of uses and project review in this
zone shall be based on the purpose statement,
objectives and policy direction established in the
Commercial Neighborhood land use designation,
Objective LU-WWW, Policies LU-422 through
LU-430, and the Community Design Element of
the Comprehensive Plan.
K. CENTER VILLAGE ZONE (CV):
1. Purpose: The purpose of the Center Vil-
lage Zone (CV) is to provide an opportunity
for concentrated mixed-use residential and
commercial redevelopment designed to ur-
ban rather than suburban development stan-
dards that supports transit-oriented
development and pedestrian activity. Use al-
lowances promote commercial and retail de-
velopment opportunities for residents to shop
locally. Uses and standards allow comple-
mentary, high-density residential develop-
ment, and discourage garden-style, multi-
family development.
2. Scale and Character: The Center Vil-
lage Zone (CV) is intended to provide suitable
environments for district-scaled retail and
commercial development serving more than
one neighborhood, but not providing City-
wide services.
Interpretation of uses and project review in
this zone shall be based on the purpose
statement, objectives and policy direction es-
tablished in the Center Village land use des-
ignation, Objective LU-CCC, Policies LU-317
through LU-332, Residential Medium-Density
land use designation, Objectives LU-GG
through LU-II, Policies LU-157 through LU-
181, or the Residential Multi-Family land use
designation, Objectives LU-JJ through LU-
LL, Policies LU-182 through LU-192, and the
Community Design Element of the Compre-
hensive Plan. (Ord. 5286, 5-14-2007)
L. COMMERCIAL ARTERIAL ZONE (CA):
The purpose of the Commercial Arterial Zone
(CA) is to evolve from “strip commercial” linear
business districts to business areas character-
ized by enhanced site planning, incorporating ef-
ficient parking lot design, coordinated access,
amenities and boulevard treatment. The CA Zone
provides for a wide variety of indoor and outdoor
retail sales and services along high-volume traffic
corridors. Limited residential uses may be inte-
grated into the zone if there are permanent phys-
ical connections to commercial uses. The zone
includes five designated business districts along
mapped corridors with development standards
designed to encourage concentrated commercial
activity, a focal point of pedestrian activity along
4-2-020M
(Revised 7/07)2 - 6
the corridor, and visual interest. Designated busi-
ness districts include: Automall, Sunset Boule-
vard, Northeast Fourth, Puget Drive, and Rainier
Avenue. The CA Zone is intended to implement
the Commercial Corridor Comprehensive Plan
designation.
Interpretation of uses and project review in this
zone shall be based on the objectives and policy
direction established in the Commercial Corridor
land use designation, Objectives LU-DDD
through LU-UUU, Policies LU-333 through
LU-405 or the Employment Area-Valley land use
designation, Objectives LU-ZZZ through
LU-BBBB, Policies LU-445 through LU-460, and
the Community Design Element of the Compre-
hensive Plan. (Ord. 5191, 12-12-2005)
M. CENTER DOWNTOWN (CD):
The purpose of the Center Downtown Zone (CD)
is to provide a mixed-use urban commercial cen-
ter serving a regional market as well as high-den-
sity residential development. Uses include a wide
variety of retail sales, services, multi-family resi-
dential dwellings, and recreation and entertain-
ment uses. This zone, combined with the RM-U,
is intended to implement the Urban Center –
Downtown Land Use Comprehensive Plan desig-
nation.
Interpretation of uses and project review in this
zone shall be based on the purpose statement,
objectives and policy direction established in the
Urban Center – Downtown land use designation,
Objectives LU-OO through LU-XX, Policies
LU-216 through LU-264 or the Residential Multi-
Family land use designation, Objectives LU-JJ
through LU-LL, Policies LU-182 through LU-192,
and the Community Design Element of the Com-
prehensive Plan.
N. COMMERCIAL OFFICE ZONE (CO):
The Commercial Office Zone (CO) is established
to provide areas appropriate for professional, ad-
ministrative, and business offices and related
uses, offering high-quality and amenity work envi-
ronments. It is intended to implement the office
policies of the Corridor Commercial Land Use
Comprehensive Plan designation. In addition, a
mix of limited retail and service uses may be al-
lowed to primarily support other uses within the
zone, subject to special conditions. Limited light
industrial activities, which can effectively blend in
with an office environment, are allowed, as are
medical institutions and related uses.
Interpretation of uses and project review in this
zone shall be based on the purpose statement,
objectives and policy direction established in the
Commercial Corridor land use designation, Ob-
jective LU-DDD, Policies LU-333 through LU-335,
Objective LU-FFF, Policies LU-339 through
LU-345, Objectives LU-HHH and LU-III, Policies
LU-357 through LU-370, or the Employment Area-
Valley land use designation, Objectives LU-AAAA
and LU-BBBB, Policies LU-444 through LU-459,
and the Community Design Element of the Com-
prehensive Plan.
O. COMMERCIAL/OFFICE/RESIDENTIAL
ZONE (COR 1, COR 2, and COR 3):
1. Purpose: The purpose of the Commer-
cial/Office/Residential Zone (COR) is to pro-
vide for a mix of intensive office, hotel,
convention center, and residential activity in a
high-quality, master-planned development
that is integrated with the natural environ-
ment. It is intended to implement the Com-
mercial/Office/Residential Land Use
Comprehensive Plan designation. Commer-
cial retail and service uses that are architec-
turally and functionally integrated are
permitted. Also, commercial uses that pro-
vide high economic value may be allowed if
designed with the scale and intensity envi-
sioned for the COR Zone. Policies governing
these uses are contained in the Land Use El-
ement, Commercial/Office/Residential sec-
tion of the City’s Comprehensive Plan. The
scale and location of these sites will typically
denote a gateway into the City and should be
designed accordingly.
2. Location: In order to address differing
site conditions, and recognizing the gateway
and environmentally sensitive features of
these sites, this zone is further designated by
location:
a. COR 1 is applied to the property in
the vicinity of the property commonly
known as the “Old Stoneway Plant Con-
crete Site.”
4-2-020R
2 - 6.1 (Revised 1/05)
b. COR 2 is applied to property in the vi-
cinity of the area commonly known as the
“Port Quendall Site.”
c. COR 3 is applied to the properties
commonly known collectively as “South-
port.”
3. Scale and Intensity: COR 1 and 2 share
the same uses and development standards,
but differ in heights allowed. COR 3 shares a
majority of uses allowed in COR 1 and COR
2 as well as most development standards, but
differs primarily in densities allowed.
Interpretation of uses and project review in
this zone shall be based on the purpose
statement, objectives and policy direction es-
tablished in the Commercial/Office/Residen-
tial land use designation, Objective LU-VVV,
Policies LU-406 through LU-421, and the
Community Design Element of the Compre-
hensive Plan. (Amd. Ord. 5001, 2-10-2003)
P. LIGHT INDUSTRIAL ZONE (IL):
The purpose of the Light Industrial Zone (IL) is to
provide areas for low-intensity manufacturing, in-
dustrial services, distribution, storage, and techni-
cal schools. It is intended to implement the
Employment Area Industrial, Employment Area
Valley, and Commercial Corridor designation of
the Comprehensive Plan. Uses allowed in this
zone are generally contained within buildings.
Material and/or equipment used in production are
not stored outside. Activities in this zone do not
generate external emissions such as smoke,
odor, noise, vibrations, or other nuisances outside
the building. Compatible uses that directly serve
the needs of other uses in the zone are also al-
lowed.
Interpretation of uses and project review in this
zone shall be based on the purpose statement,
objectives and policy direction established in the
Employment Area Industrial land use designa-
tion, Objective LU-ZZZ, Policies LU-436 through
LU-443, Commercial Corridor land use designa-
tion, Objectives LU-DDD through LU-UUU, Poli-
cies LU-333 through LU-405, or the Employment
Area Valley land use designation, Objectives
LU-AAAA and LU-BBBB, Policies LU-444
through LU-459, and the Community Design Ele-
ment of the Comprehensive Plan.
Q. MEDIUM INDUSTRIAL ZONE (IM):
The purpose of the Medium Industrial Zone (IM)
is to provide areas for medium-intensity industrial
activities involving manufacturing, processing,
assembly and warehousing. It is intended to im-
plement the Employment Area Valley and Em-
ployment Area Industrial Comprehensive Plan
designation. Uses in this zone may require some
outdoor storage and may create some external
emissions of noise, odor, glare, vibration, etc., but
these are largely contained on-site. Compatible
uses that directly serve the needs of other uses
permitted within the district are also allowed.
Interpretation of uses and project review in this
zone shall be based on the purpose statement,
objectives and policy direction established in the
Employment Area Industrial land use designa-
tion, Objective LU-YYY, Policies LU-437 through
LU-443 or the Employment Area Valley land use
designation, Objectives LU-ZZZ through LU-
BBBB, Policies LU-444 through LU-459, and the
Community Design Element of the Comprehen-
sive Plan.
R. HEAVY INDUSTRIAL ZONE (IH):
The purpose of the Heavy Industrial Zone (IH) is
to provide areas for high-intensity industrial activ-
ities involving heavy fabrication, processing of
raw materials, bulk handling and storage, con-
struction, and heavy transportation. It is intended
to implement the Employment Area Valley Com-
prehensive Plan designation. Uses in this zone
may require large outdoor areas in which to con-
duct operations. Environmental impacts may be
produced that affect off-site areas requiring isola-
tion of the industrial activity from more sensitive
land uses. Compatible uses that directly serve the
needs of other uses permitted within the district
are also allowed.
Interpretation of uses and project review in this
zone shall be based on the purpose statement
objectives and policy direction established in the
Employment Area Industrial land use designa-
tion, Objective LU-ZZZ, Policies LU-437 through
LU-443 or the Employment Area Valley land use
designation, Objectives LU-AAAA and LU-BBBB,
Policies LU-444 through LU-459, and the Com-
munity Design Element of the Comprehensive
Plan.
4-2-020S
(Revised 1/05)2 - 6.2
S. URBAN CENTER – NORTH ZONES
(UC-N1 AND UC-N2):
1. Purpose: The Urban Center – North
Zones are established to provide an area for
pedestrian-scale mixed-use development
that supports the residential and employment
goals of Renton’s Urban Center – North. The
UC-N1 and UC-N2 Zones are intended to at-
tract a wide range of office, technology, com-
mercial, and residential uses. The overall mix
and intensity of uses within both zones will
develop over time. Consequently, decisions
made in early phases of redevelopment will
need to take into consideration the potential
for further infill and intensification of uses.
The overall mix and intensity of uses is in-
tended to create an urban rather than subur-
ban character. The form of development is
expected to use urban development stan-
dards and therefore, setbacks, heights, land-
scaping, parking, and design standards are to
be urban in scale and configured in a layout
utilizing the street system to create a human-
scale, pedestrian-oriented new center. Uses
that support urban center development are
allowed. Development is expected to include
amenities such as gateways, water access,
and open space. High-quality development is
anticipated, encompassing a mix of residen-
tial neighborhoods, shopping, and employ-
ment districts and public facilities. The
designation is also intended to allow continu-
ation of airplane manufacturing and acces-
sory airplane manufacturing uses, as land
area formerly occupied by those uses is
transformed to combinations of retail, ser-
vice, office, residential, and civic uses.
2. Classifications: The Urban Center
North is divided into two zones:
a. Urban Center – North 1 (UC-N1):
This zone is anticipated to be the first to
redevelop from airplane manufacturing
and its accessory uses. The district is in-
tended to attract new retail, office, and
technology-related uses that co-exist
with continued airplane manufacturing in
the short run, but provide a standard of
development that stimulates further in-
vestment and transition of uses in the
longer term. Large-scale retail uses are
allowed as anchors, which, when com-
bined with smaller pedestrian-oriented
development, create a quality regional
retail area. Residential uses are allowed
in a mixed-use format to support the of-
fice/commercial mixed-use center. The
UC-N1 Zone establishes a gateway to
the overall UC-N designation and pro-
vides transition to industrial uses located
to the east and low-intensity residential
and commercial areas to the south.
b. Urban Center – North 2 (UC-N2):
This zone allows continued airplane
manufacturing and its accessory func-
tions. Upon redevelopment, the UC-N2
zone is anticipated to become the core of
the Urban Center – North. New develop-
ment in the zone is anticipated to create
distinctive urban neighborhoods, mixed
use employment centers, and significant
public open space and amenities. The
UC-N2 Zone is distinguished by redevel-
opment that will be sensitive to and take
advantage of proximity to the urban
shorelines along Lake Washington and
the Cedar River.
Interpretation of uses and project review
in these zones shall be based on the ob-
jectives and policy direction established
in the Urban Center – North land use des-
ignation, Objectives LU-YY and LU-ZZ,
Policies LU-297 through LU-313 (Urban
Center-North 1 Zone) or Objectives LU-
AAA and LU-BBB, Policies LU-314
through LU-316 (Urban Center – North 2
Zone), and the Community Design Ele-
ment of the Comprehensive Plan.
(Ord. 3722, 4-25-1983; Ord. 4404, 6-7-1993; Ord.
4473, 9-12-1994; Ord. 4502, 3-13-1995; Ord.
4523, 6-5-1995; Ord. 4537, 6-19-1995; Ord.
4614, 6-17-1996; Ord. 4631, 9-9-1996; Ord.
4649, 1-6-1997; Ord. 4773, 3-22-1999; Ord.
4802, 10-25-1999; Amd. Ord. 4963, 5-13-2002;
Ord. 5027, 11-24-2003; Ord. 5100, 11-1-2004)
4-2-030 ZONING MAP
INTERPRETATION:
A. BOUNDARIES:
The district boundaries are, unless otherwise in-
dicated, the centerlines of streets, centerlines of
alleys or lot lines as shown on the maps.
4-2-050A
2 - 7 (Revised 12/05)
B. DIFFERENCES IN STREET LAYOUT:
Where the street layout actually on the ground
varies from that shown on the Zoning District
Maps, the designations shown on the maps shall
be applied to the street as actually laid out so as
to carry out the intent and purpose of the zoning
plan of that district.
C. CONFLICT BETWEEN ZONING MAP
AND CHAPTER TEXT:
If any conflict exists between the Zoning District
Map and the text of this Chapter, the text of the
Chapter will prevail.
D. CONFLICT BETWEEN ZONING MAP
AND LEGAL DESCRIPTION OF REZONE
ORDINANCE:
If any conflict exists between the adopting Zoning
Map of the City and the text of any rezone ordi-
nance for any particular parcel of property, the
adopted Zoning Map will govern. Once any con-
flict is shown to exist, the City Council shall ask
the Administration to determine the source of the
conflict and to make a recommendation for any
future action by the Council. The Council will hold
a public hearing to determine if it wishes to take
any action to resolve the conflict. Notification of
the public hearing will be given to the property
owners and parties of record to the rezone.
E. DESIGNATION OF SPECIAL ZONING
CATEGORIES AND TIME LIMITATIONS:
Properties having a zoning category subject to a
time limitation, such as a Planned Urban Devel-
opment approval or reversionary zoning, and
those properties under contract rezone shall be
specially designated on the Zoning Map to indi-
cate their special nature and give notice to the
public that further inquiry into their zoning status
is necessary. (Ord. 5153, 9-26-2005)
F. ANNUAL MAP UPDATE:
The Zoning Map of the City of Renton shall be up-
dated and presented to the Council on an annual
basis for adoption by the Council as the formal
and legal zoning classification for the properties
within the corporate limits of the City.
(Ord. 1472, 12-18-1953; Ord. 3101, 1-17-1977;
Ord. 4302, 12-17-1990; Amd. Ord. 4963,
5-13-2002)
4-2-040 ZONING REGULATION
INTERPRETATION:
A. WIRELESS COMMUNICATION
FACILITIES:
1. Entire Lot Considered: For purposes of
determining whether the installation of a
tower or antenna complies with zoning devel-
opment regulations, including but not limited
to setback requirements, lot coverage re-
quirements and other such requirements, the
dimensions of the entire lot shall control, even
though antennas or towers may be located on
leased parcels within such lots.
2. Installation Not Considered an Expan-
sion of Nonconformity: Towers constructed
and antennas installed in accordance with the
provisions of this Chapter shall not be
deemed to constitute the expansion of a non-
conforming use or structure. A different exist-
ing use of an existing structure on the same
lot shall not preclude the installation of an an-
tenna or tower on such lot.
(Ord. 4689, 11-24-1997; Amd. Ord. 4963,
5-13-2002)
4-2-050 PERMITTED LAND USES
ESTABLISHED:
A. CATEGORIES OF USES
ESTABLISHED:
This Section establishes permitted, conditional,
accessory and prohibited uses, by zone, for all
properties within the Renton City Limits. All uses
in a given zone are one of six (6) types:
PERMITTED USES: Land uses allowed out-
right within a zone.
CONDITIONAL USES (ADMINISTRATIVE):
Land uses which may be permitted within a
zoning district following review by the Devel-
opment Services Division Director to estab-
lish conditions mitigating impacts of the use
and to assure compatibility with other uses in
the district.
CONDITIONAL USES (HEARING EXAM-
INER): Uses with special characteristics that
may not generally be appropriate within a
zoning district, but may be permitted subject
4-2-050B
(Revised 12/05)2 - 8
to review by the Hearing Examiner to estab-
lish conditions to protect public health, safety
and welfare.
ACCESSORY USES: Uses customarily inci-
dental and subordinate to the principal use
and typically located upon the same lot occu-
pied by the principal use. Some accessory
uses are specifically listed, particularly where
a use is only allowed in an accessory form,
whereas other accessory uses are deter-
mined by the Development Services Division
on a case-by-case basis per RMC 4-2-050C4
and C6, Accessory Use Interpretations and
Unclassified Uses.
PROHIBITED USES: Any use which is not
specifically enumerated or interpreted by the
City as allowable in that district. Any use not
specifically listed as a permitted, conditional,
or accessory use is prohibited, except those
uses determined to be unclassified and per-
mitted by the Development Services Division
Director pursuant to RMC 4-2-040C6. Any
prohibited use is illegal and is a misdemeanor
punishable under RMC 1-3-1.
UNCLASSIFIED USE: A use which does not
appear in a list of permitted, conditionally per-
mitted, or accessory uses, but which is inter-
preted by the Development Services Division
Director as similar to a listed permitted, con-
ditionally permitted or accessory use, and not
otherwise prohibited, pursuant to RMC
4-2-050C6, Unclassified Uses. (Ord. 5159,
10-17-2005)
B. ZONING USE TABLES ESTABLISHED:
The following tables establish whether a specific
use is permitted in a zoning district and whether
the use is allowed as “permitted,” “conditional,” or
“accessory” use. The zone is located on the hori-
zontal row and the specific use is located on the
vertical column of these tables.
C. INTERPRETATION OF ZONING USE
TABLES:
1. Legend: The following letters have the
following meanings when they appear in the
box at the intersection of the column and the
row:
2. Other Requirements Applicable: The
above uses are subject to the review proce-
dures specified in chapter 4-9 RMC, Permits
– Specific, the development standards of
chapters 4-3, Environmental Regulations and
Overlay Districts, 4-4, City-Wide Property De-
velopment Standards, and 4-6, Street and
Utility Standards, and may be subject to addi-
tional conditions as noted in subsection C3 of
this Section. The Aquifer Protection Regula-
tions of RMC 4-3-050, Critical Areas Regula-
tions, further restrict usage of those
properties located within the Aquifer Protec-
tion Area Boundary shown in RMC 4-3-050Q,
Maps.
3. Additional Use-Related Conditions: If
a number also appears at the intersection of
the column and the row, the use is also sub-
ject to the additional requirements as listed
immediately following the use table in RMC
4-2-080, Conditions Associated with Zoning
Use Tables. All applicable requirements shall
govern a use whether specifically identified in
this Chapter or not.
4. Accessory Use Interpretations: The
Development Services Division Director may
determine if an unclassified use or a classi-
fied use, even if not specifically listed as ac-
cessory (AC), is permitted as an accessory
use in a zone. Upon inquiry by an applicant,
an administrative interpretation shall be
made by the Development Services Division
Director to determine if a proposed use is al-
lowed as an accessory use utilizing the rules
of interpretation in subsection C4a of this
Section. If the applicant does not concur with
the interpretation of whether a use is acces-
sory or with the permit type applied to a use,
appeal may be made pursuant to RMC
4-8-110. Interpretations made by the Devel-
opment Services Division Director shall be
documented, and updates to Title 4, when
consistent with the title format and level of de-
tail, shall incorporate “accessory use” inter-
pretations upon approval by the legislative
authority.
P Permitted Use
AD Conditional Use – Administrative
H Conditional Use – Hearing Examiner
AC Accessory Use
4-2-050C
2 - 9 (Revised 12/05)
a. Rules of Interpretation for Acces-
sory Uses: To determine whether a use
is permitted as accessory, the Develop-
ment Services Division Director shall uti-
lize the following rules of interpretation:
i. If a use is allowed or conditionally
allowed in a zone as a “permitted”
use, accessory uses associated with
the primary use that are determined
to be incidental, necessary and com-
monly found with the permitted use
may be allowed with the same permit
type as the primary use, unless spe-
cifically stated otherwise.
ii. If a use is permitted or condition-
ally permitted as a primary use, sub-
ject to location restrictions, the listed
use, even as an accessory use, is
also subject to the same location re-
strictions as the primary use, unless
specifically stated otherwise. For ex-
ample, if a use is restricted to a loca-
tion within the Employment Area
Valley (EAV) land use designation,
then the accessory form of the use is
only permitted in the EAV, unless
specifically stated otherwise.
iii. Required parking, required site
utilities/facilities, and other develop-
ment standards required in order to
establish or operate a use on a site
according to the RMC are consid-
ered accessory.
5. Prohibited Uses: If no symbol appears
in the box at the intersection of the column
and the row, the use is prohibited in that dis-
trict unless otherwise determined by the De-
velopment Services Division Director,
pursuant to this subsection C6 of this Section,
Unclassified Uses, or subsection C4, Acces-
sory Use Interpretations.
6. Unclassified Uses: Upon inquiry by an
applicant, an administrative interpretation
shall be made by the Development Services
Division Director to determine if a proposed
use not specifically listed is allowed utilizing
the criteria in subsection C6a of this Section.
Should interpretation be made that a pro-
posed, unlisted use not be allowed in a spe-
cific zoning district, the Director shall indicate
which zones, if any, do permit the use. If the
Development Services Division Director’s in-
terpretation indicates that an unlisted use is
not consistent with the permitted, conditional
or accessory uses in any district, or if a party
does not concur with the permit type applied
to a use, appeal may be made pursuant to
RMC 4-8-110. Interpretations made by the
Development Services Division Director shall
be documented, and updates to Title 4, when
consistent with the title format and level of de-
tail, shall incorporate “unclassified use” inter-
pretations upon approval by the legislative
authority.
a. Criteria for Unclassified Uses: In
order to make a determination that an un-
classified use is permitted, conditionally
permitted or accessory, the Development
Services Division Director must find that
the use is:
i. In keeping with the purpose and
intent of the zone, and consistent
with the Renton Comprehensive
Plan policies; and
ii. Similar in nature to, and no more
intense than, a specifically listed per-
mitted, conditional or accessory use;
and
iii. Consistent with subsection C4 of
this Section, if determined to be per-
missible as an accessory use.
7. Use Table Conflicts: In the event of a
conflict between RMC 4-2-060, the Master
Zoning Use Table and any other individual
zoning use tables, RMC 4-2-070A through
4-2-070S, the provisions of RMC 4-2-060
shall have priority.
8. Existing Legal Uses: Where the term
“existing” or “existing legal” follows a listed
use type within the table(s) (e.g., flats or
townhouses, existing legal), then those uses
that can document their legal status, are con-
sidered to be a permitted use given all the
rights of other permitted uses within the dis-
trict. In addition, these uses may be rebuilt
“as is, where is” should they suffer damage.
These uses may be remodeled without limita-
tion on value and may be enlarged subject to
current code requirements (e.g., height limits,
lot coverage, density limits, setbacks, park-
4-2-050C
(Revised 12/05)2 - 10
ing, etc.), unless otherwise specifically condi-
tioned in RMC 4-2-080.
(Ord. 4523, 6-5-1995; Ord. 4549, 8-21-1995,
2-12-1996; Ord. 4587, 3-18-1996; Ord. 4595,
4-8-1996; Ord. 4851, 8-7-2000; Ord. 4782,
5-24-1999; Amd. 4963, 5-13-2002)
4-2-060C
2 - 11 (Revised 11/07)
4-
2
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4-2-060C
(Revised 11/07)2 - 12
C.
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2 - 15 (Revised 7/07)
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4-2-060L
(Revised 7/07)2 - 16
L.
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4-2-070A – RESOURCE CONSERVATION (RC)
2 - 19 (Revised 1/07)
TYPES:
Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use
#=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use
Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the
Automall Improvement District; RMC 4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Requirements
4-2-070A RESOURCE CONSERVATION (RC)
Uses allowed in the RC Zone are as follows:
USES: TYPE:
AGRICULTURE AND NATURAL RESOURCES
Agriculture P
Natural resource extraction/recovery H
ANIMALS AND RELATED USES
Animal husbandry (20 or fewer small animals
per acre)P #51
Animal husbandry (4 or fewer medium animals
per acre)P #51
Animal husbandry (maximum of 1 large animal
per acre)P #51
Greater number of animals than allowed above H #36
Beekeeping P #35
Kennels AD #37
Kennels, hobby AC #37
Pets, common household, up to 3 per dwelling
unit or business establishment AC
Stables, commercial AD #37
RESIDENTIAL
Detached dwelling P #19
Manufactured Homes
Manufactured homes, designated P #19
OTHER RESIDENTIAL, LODGING AND HOME
OCCUPATIONS
Accessory dwelling unit AD #7
Adult family home P
Group homes II for 6 or less AD
Home occupations AC #6
PARKS
Parks, neighborhood P
Parks, regional/community, existing P
Parks, regional/community, new AD
OTHER COMMUNITY AND PUBLIC FACILITIES
Community Facilities
Religious institutions H
Public Facilities
City government facilities H
Other government offices and facilities H
OFFICE AND CONFERENCE
Veterinary offices/clinics P
RETAIL
Eating and drinking establishments P #1
Horticultural nurseries H
ENTERTAINMENT AND RECREATION
Entertainment
Cultural facilities H
Recreation
Golf courses (existing)P
Golf courses (new)H
SERVICES
Services, General
Bed and breakfast house, accessory AD
Bed and breakfast house, professional H
Day Care Services
Adult day care I AC
Family day care AC
UTILITIES
Communications broadcast and relay towers H
Utilities, small P
Utilities, medium AD
Utilities, large H
USES: TYPE:
4-2-070A – RESOURCE CONSERVATION (RC)
(Revised 1/07)2 - 20
TYPES:
Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use
#=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use
Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the
Automall Improvement District; RMC 4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Requirements
(Ord. 4773, 3-22-1999; Ord. 4840, 5-8-2000; Amd. Ord.
4963, 5-13-2002; Ord. 4999, 1-13-2003; Ord. 5190,
12-12-2005; Ord. 5241, 11-27-06)
WIRELESS COMMUNICATION FACILITIES
Macro facility antennas AD #46
Micro facility antennas P
Mini facility antennas P #44
Minor modifications to existing wireless
communication facilities P #49
Monopole I support structures on private
property H #45
Monopole I support structures on public right-
of-way AD #45
Parabolic antennas – Large H #45
GENERAL ACCESSORY USES
Accessory uses per RMC 4-2-050 and as
defined in chapter 4-11 RMC, where not
otherwise listed in the Use Table AC
TEMPORARY USE
Sales/marketing trailers, on-site P #53
Temporary or manufactured buildings used for
construction P #10
Temporary uses P #53
USES: TYPE:
4-2-070B – RESIDENTIAL-1 DU/AC (R-1)
2 - 21 (Revised 1/07)
TYPES:
Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use
#=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use
Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the
Automall Improvement District; RMC 4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Requirements
4-2-070B RESIDENTIAL-1 DU/AC (R-1)
Uses allowed in the R-1 Zone are as follows:
USES: TYPE:
AGRICULTURE AND NATURAL RESOURCES
Agriculture P
Natural resource extraction/recovery H
ANIMALS AND RELATED USES
Animal husbandry (20 or fewer small animals
per acre)P #51
Animal husbandry (4 or fewer medium animals
per acre)P #51
Animal husbandry (maximum of 1 large animal
per acre)P #51
Greater number of animals than allowed above H #36
Beekeeping P #35
Kennels, hobby AC #37
Pets, common household, up to 3 per dwelling
unit or business establishment AC
Stables, commercial AD #37
RESIDENTIAL
Detached dwelling P #19
Flats or townhouses, no greater than 2 units
total per building (existing legal)P
Manufactured Homes
Manufactured homes, designated P #19
OTHER RESIDENTIAL, LODGING AND HOME
OCCUPATIONS
Adult family home P
Group homes II for 6 or less P
Group homes II for 7 or more H
Home occupations AC #6
Retirement residences H
SCHOOLS
K-12 educational institution (public or private)H #9
K-12 educational institution (public or private),
existing P #9
PARKS
Parks, neighborhood P
Parks, regional/community, existing P
Parks, regional/community, new AD
OTHER COMMUNITY AND PUBLIC FACILITIES
Community Facilities
Cemetery H
Religious institutions H
Service and social organizations H
Public Facilities
City government offices AD
City government facilities H
Other government offices and facilities H
RETAIL
Eating and drinking establishments P #1
Horticultural nurseries H
ENTERTAINMENT AND RECREATION
Entertainment
Cultural facilities H
Recreation
Golf courses (existing)P
Golf courses (new)P
Marinas P
SERVICES
Services, General
Bed and breakfast house, accessory AD
Bed and breakfast house, professional AD
Day Care Services
Adult day care I AC
Family day care AC
USES: TYPE:
4-2-070B – RESIDENTIAL-1 DU/AC (R-1)
(Revised 1/07)2 - 22
TYPES:
Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use
#=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use
Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the
Automall Improvement District; RMC 4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Requirements
(Ord. 4773, 3-22-1999; Ord. 4840, 5-8-2000; Amd. Ord.
4963, 5-13-2002; Ord. 4999, 1-13-2003; Ord. 5190,
12-12-2005; Ord. 5241, 11-27-06)
UTILITIES
Communications broadcast and relay towers H
Utilities, small P
Utilities, medium AD
Utilities, large H
WIRELESS COMMUNICATION FACILITIES
Macro facility antennas AD #46
Micro facility antennas P
Mini facility antennas P #44
Minor modifications to existing wireless
communication facilities P #49
Monopole I support structures on private
property H #45
Monopole I support structures on public right-
of-way AD #45
Parabolic antennas – Large H #45
GENERAL ACCESSORY USES
Accessory uses per RMC 4-2-050 and as
defined in chapter 4-11 RMC, where not
otherwise listed in the Use Table AC
TEMPORARY USE
Model homes in an approved residential
development: one model home on an
existing lot P #53
Sales/marketing trailers, on-site P #53
Temporary or manufactured buildings used for
construction P #10
Temporary uses P #53
USES: TYPE:
4-2-070C – RESIDENTIAL-4 DU/AC (R-4)
2 - 23 (Revised 1/07)
TYPES:
Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use
#=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use
Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the
Automall Improvement District; RMC 4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Requirements
4-2-070C RESIDENTIAL-4 DU/AC (R-4)
Uses allowed in the R-4 Zone are as follows:
USES: TYPE:
AGRICULTURE AND NATURAL RESOURCES
Natural resource extraction/recovery H
ANIMALS AND RELATED USES
Animal husbandry (20 or fewer small animals
per acre)P #51
Animal husbandry (4 or fewer medium animals
per acre)P #51
Animal husbandry (maximum of 1 large animal
per acre)P #51
Greater number of animals than allowed above H #36
Beekeeping P #35
Kennels, hobby AC #37
Pets, common household, up to 3 per dwelling
unit or business establishment AC
RESIDENTIAL
Detached dwelling P #19
Manufactured Homes
Manufactured homes, designated P #19
OTHER RESIDENTIAL, LODGING AND HOME
OCCUPATIONS
Adult family home P
Group homes II for 6 or less P
Group homes II for 7 or more H
Home occupations AC #6
SCHOOLS
K-12 educational institution (public or private)H #9
K-12 educational institution (public or private),
existing P #9
PARKS
Parks, neighborhood P
Parks, regional/community, existing P
Parks, regional/community, new AD
OTHER COMMUNITY AND PUBLIC FACILITIES
Community Facilities
Cemetery H
Religious institutions H
Service and social organizations H
Public Facilities
City government offices AD
City government facilities H
Other government offices and facilities H
RETAIL
Horticultural nurseries (existing)P
Horticultural nurseries (new)H
ENTERTAINMENT AND RECREATION
Entertainment
Cultural facilities H
Recreation
Golf courses (new)H
Recreational facilities, indoor (existing)P
Recreational facilities, indoor (new)H
SERVICES
Services, General
Bed and breakfast house, accessory AD
Day Care Services
Adult day care I AC
Adult day care II H
Day care centers H #25
Family day care AC
Healthcare Services
Medical institutions H
VEHICLE RELATED ACTIVITIES
Park and ride, shared-use P#108
USES: TYPE:
4-2-070C – RESIDENTIAL-4 DU/AC (R-4)
(Revised 1/07)2 - 24
TYPES:
Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use
#=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use
Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the
Automall Improvement District; RMC 4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Requirements
(Ord. 4773, 3-22-1999; Amd. Ord. 4963, 5-13-2002; Ord.
4999, 1-13-2003; Ord. 5080, 6-14-2004; Ord. 5100,
11-1-2004; Ord. 5241, 11-27-06)
UTILITIES
Communications broadcast and relay towers H
Utilities, small P
Utilities, medium AD
Utilities, large H
WIRELESS COMMUNICATION FACILITIES
Macro facility antennas AD #46
Micro facility antennas P
Mini facility antennas P #44
Minor modifications to existing wireless
communication facilities P #49
Monopole I support structures on private
property H #45
Monopole I support structures on public right-
of-way AD #45
Parabolic antennas – Large H #45
GENERAL ACCESSORY USES
Accessory uses per RMC 4-2-050 and as
defined in chapter 4-11 RMC, where not
otherwise listed in the Use Table AC
TEMPORARY USE
Model homes in an approved residential
development: one model home on an
existing lot P #10
Sales/marketing trailers, on-site P #53
Temporary or manufactured buildings used for
construction P #10
Temporary uses P #53
USES: TYPE:
4-2-070D – RESIDENTIAL-8 DU/AC (R-8)
2 - 25 (Revised 1/07)
TYPES:
Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use
#=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use
Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the
Automall Improvement District; RMC 4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Requirements
4-2-070D RESIDENTIAL-8 DU/AC (R-8)
Uses allowed in the R-8 Zone are as follows:
USES: TYPE:
AGRICULTURE AND NATURAL RESOURCES
Natural resource extraction/recovery H
ANIMALS AND RELATED USES
Animal husbandry (20 or fewer small animals
per acre)P #51
Animal husbandry (4 or fewer medium animals
per acre)P #51
Animal husbandry (maximum of 1 large animal
per acre)P #51
Greater number of animals than allowed above H #36
Beekeeping P #35
Kennels, hobby AC #37
Pets, common household, up to 3 per dwelling
unit or business establishment AC
RESIDENTIAL
Detached dwelling P #19
Flats or townhouses, no greater than 2 units
total per building (existing legal)P
Manufactured Homes
Manufactured homes, designated P #19
OTHER RESIDENTIAL, LODGING AND HOME
OCCUPATIONS
Adult family home P
Group homes II for 6 or less P
Group homes II for 7 or more H
Home occupations AC #6
SCHOOLS
K-12 educational institution (public or private)H #9
K-12 educational institution (public or private),
existing P #9
PARKS
Parks, neighborhood P
Parks, regional/community, existing P
Parks, regional/community, new AD
OTHER COMMUNITY AND PUBLIC FACILITIES
Community Facilities
Cemetery H
Religious institutions H
Service and social organizations H
Public Facilities
City government offices AD
City government facilities H
Other government offices and facilities H
RETAIL
Eating and drinking establishments P #1
Horticultural nurseries H
ENTERTAINMENT AND RECREATION
Entertainment
Cultural facilities H
Recreation
Golf courses (existing)P
Golf courses (new)H
SERVICES
Services, General
Bed and breakfast house, accessory AD
Day Care Services
Adult day care I AC
Adult day care II H
Day care centers H #25
Family day care AC
Healthcare Services
Medical institutions H
VEHICLE RELATED ACTIVITIES
Park and ride, shared-use P #108
USES: TYPE:
4-2-070D – RESIDENTIAL-8 DU/AC (R-8)
(Revised 1/07)2 - 26
TYPES:
Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use
#=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use
Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the
Automall Improvement District; RMC 4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Requirements
(Ord. 4773, 3-22-1999; Amd. Ord. 4963, 5-13-2002; Ord.
4999, 1-13-2003; Ord. 5080, 6-14-2004; Ord. 5241,
11-27-06)
UTILITIES
Communications broadcast and relay towers H
Utilities, small P
Utilities, medium AD
Utilities, large H
WIRELESS COMMUNICATION FACILITIES
Macro facility antennas AD #46
Micro facility antennas P
Mini facility antennas P #44
Minor modifications to existing wireless
communication facilities P #49
Monopole I support structures on private
property H #45
Monopole I support structures on public right-
of-way AD #45
Parabolic antennas – Large H #45
GENERAL ACCESSORY USES
Accessory uses per RMC 4-2-050 and as
defined in chapter 4-11 RMC, where not
otherwise listed in the Use Table AC
TEMPORARY USE
Model homes in an approved residential
development: one model home on an
existing lot P #53
Sales/marketing trailers, on-site P #53
Temporary or manufactured buildings used for
construction P #10
Temporary uses P #53
USES: TYPE:
4-2-070E – RESIDENTIAL MANUFACTURED HOMES (RMH)
2 - 27 (Revised 1/07)
TYPES:
Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use
#=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use
Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the
Automall Improvement District; RMC 4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Requirements
4-2-070E RESIDENTIAL MANUFACTURED HOMES (RMH)
Uses allowed in the RMH Zone are as follows:
USES: TYPE:
AGRICULTURE AND NATURAL RESOURCES
Natural resource extraction/recovery H
ANIMALS AND RELATED USES
Kennels, hobby AC #37
Pets, common household, up to 3 per dwelling
unit or business establishment AC
RESIDENTIAL
Manufactured Homes
Manufactured homes P #19
Manufactured homes, designated P #19
Mobile homes P #19
OTHER RESIDENTIAL, LODGING AND HOME
OCCUPATIONS
Adult family home P
Caretaker’s residence AC
Group homes II for 6 or less P
Group homes II for 7 or more H
Home occupations AC #6
SCHOOLS
K-12 educational institution (public or private)H #9
K-12 educational institution (public or private),
existing P #9
PARKS
Parks, neighborhood P
Parks, regional/community, existing P
Parks, regional/community, new AD
OTHER COMMUNITY AND PUBLIC FACILITIES
Community Facilities
Cemetery H
Religious institutions H
Service and social organizations H
OTHER COMMUNITY AND PUBLIC FACILITIES
(Continued)
Public Facilities
City government offices AD
City government facilities H
Other government offices and facilities H
RETAIL
Eating and drinking establishments P #1
Horticultural nurseries H
ENTERTAINMENT AND RECREATION
Entertainment
Cultural facilities H
Recreation
Golf courses (existing)P
Golf courses (new)H
SERVICES
Day Care Services
Adult day care I AC
Adult day care II H
Day care centers H #25
Family day care AC
Healthcare Services
Medical institutions H
VEHICLE RELATED ACTIVITIES
Park and ride, shared-use P #108
UTILITIES
Communications broadcast and relay towers H
Utilities, small P
Utilities, medium AD
Utilities, large H
USES: TYPE:
4-2-070E – RESIDENTIAL MANUFACTURED HOMES (RMH)
(Revised 1/07)2 - 28
TYPES:
Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use
#=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use
Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the
Automall Improvement District; RMC 4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Requirements
(Ord. 4786, 7-12-1999; Amd. Ord. 4963, 5-13-2002; Ord.
4999, 1-13-2003; Ord. 5080, 6-14-2004; Ord. 5241,
11-27-06)
WIRELESS COMMUNICATION FACILITIES
Macro facility antennas AD #46
Micro facility antennas P
Mini facility antennas P #44
Minor modifications to existing wireless
communication facilities P #49
Monopole I support structures on private
property H #45
Monopole I support structures on public right-
of-way AD #45
Parabolic antennas – Large H #45
GENERAL ACCESSORY USES
Accessory uses per RMC 4-2-050 and as
defined in chapter 4-11 RMC, where not
otherwise listed in the Use Table AC
TEMPORARY USE
Model homes in an approved residential
development: one model home on an
existing lot P #53
Sales/marketing trailers, on-site P #53
Temporary or manufactured buildings used for
construction P #10
Temporary uses P #53
USES: TYPE:
4-2-070F – RESIDENTIAL-10 DU/AC (R-10)
2 - 29 (Revised 1/07)
TYPES:
Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use
#=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use
Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the
Automall Improvement District; RMC 4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Requirements
4-2-070F RESIDENTIAL-10 DU/AC (R-10)
Uses allowed in the R-10 Zone are as follows:
USES: TYPE:
AGRICULTURE AND NATURAL RESOURCES
Natural resource extraction/recovery H
ANIMALS AND RELATED USES
Animal husbandry (20 or fewer small animals
per acre)P #51
Animal husbandry (4 or fewer medium animals
per acre)P #51
Animal husbandry (maximum of 1 large animal
per acre)P #51
Greater number of animals than allowed above H #36
Kennels, hobby AC #37
Pets, common household, up to 3 per dwelling
unit or business establishment AC
RESIDENTIAL
Detached dwelling P #19
Semi-attached dwelling P #19
Attached dwelling P #50
Flats or townhouses (existing legal)P
Flats or townhouses, no greater than 2 units
total per building (existing legal)P
Manufactured Homes
Manufactured homes, designated P #19
OTHER RESIDENTIAL, LODGING AND HOME
OCCUPATIONS
Adult family home P
Group homes II for 6 or less P
Group homes II for 7 or more H
Home occupations AC #6
Retirement residences AD
SCHOOLS
K-12 educational institution (public or private)H #9
K-12 educational institution (public or private),
existing P #9
PARKS
Parks, neighborhood P
Parks, regional/community, existing P
Parks, regional/community, new AD
OTHER COMMUNITY AND PUBLIC FACILITIES
Community Facilities
Cemetery H
Religious institutions H
Service and social organizations H
Public Facilities
City government offices AD
City government facilities H
Other government offices and facilities H
RETAIL
Eating and drinking establishments P #1
Horticultural nurseries H
ENTERTAINMENT AND RECREATION
Entertainment
Cultural facilities H
SERVICES
Services, General
Bed and breakfast house, accessory AD
Day Care Services
Adult day care I AC
Adult day care II H
Day care centers H #25
Family day care AC
Healthcare Services
Convalescent centers H
Medical institutions H
VEHICLE RELATED ACTIVITIES
Park and ride, shared-use P #108
USES: TYPE:
4-2-070F – RESIDENTIAL-10 DU/AC (R-10)
(Revised 1/07)2 - 30
TYPES:
Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use
#=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use
Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the
Automall Improvement District; RMC 4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Requirements
(Ord. 4773, 3-22-1999; Ord. 4786, 7-12-1999; Amd. Ord.
4963, 5-13-2002; Ord. 4999, 1-13-2003; Ord. 5080,
6-14-2004; Ord. 5241, 11-27-06)
UTILITIES
Communications broadcast and relay towers H
Utilities, small P
Utilities, medium AD
Utilities, large H
WIRELESS COMMUNICATION FACILITIES
Macro facility antennas AD #46
Micro facility antennas P
Mini facility antennas P #44
Minor modifications to existing wireless
communication facilities P #49
Monopole I support structures on private
property H #45
Monopole I support structures on public right-
of-way AD #45
Parabolic antennas – Large H #45
GENERAL ACCESSORY USES
Accessory uses per RMC 4-2-050 and as
defined in chapter 4-11 RMC, where not
otherwise listed in the Use Table AC
TEMPORARY USE
Model homes in an approved residential
development: one model home on an
existing lot P #53
Sales/marketing trailers, on-site P #53
Temporary or manufactured buildings used for
construction P #10
Temporary uses P #53
USES: TYPE:
4-2-070G – RESIDENTIAL-14 DU/AC (R-14)
2 - 31 (Revised 7/07)
TYPES:
Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use
#=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use
Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the
Automall Improvement District; RMC 4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Requirements
4-2-070G RESIDENTIAL-14 DU/AC (R-14)
Uses allowed in the R-14 Zone are as follows:
USES: TYPE:
AGRICULTURE AND NATURAL RESOURCES
Natural resource extraction/recovery H
ANIMALS AND RELATED USES
Kennels, hobby AC #37
Pets, common household, up to 3 per dwelling
unit or business establishment AC
RESIDENTIAL
Detached dwelling P #19
Semi-attached dwelling P #19
Attached dwelling P #50
Manufactured Homes
Manufactured homes, designated P #19
OTHER RESIDENTIAL, LODGING AND HOME
OCCUPATIONS
Adult family home P
Group homes II for 6 or less P
Group homes II for 7 or more H
Home occupations AC #6
SCHOOLS
K-12 educational institution (public or private)H #9
K-12 educational institution (public or private),
existing P #9
PARKS
Parks, neighborhood P
Parks, regional/community, existing P
Parks, regional/community, new AD
OTHER COMMUNITY AND PUBLIC FACILITIES
Community Facilities
Cemetery H
Religious institutions H
Service and social organizations H
OTHER COMMUNITY AND PUBLIC FACILITIES
(Continued)
Public Facilities
City government offices AD
City government facilities H
Other government offices and facilities H
RETAIL
Eating and drinking establishments H #33
Horticultural nurseries H
Retail sales H #33
ENTERTAINMENT AND RECREATION
Entertainment
Cultural facilities H
Recreation
Recreation facilities, indoor existing P #33
Recreation facilities, indoor new H #33
Recreation facilities, outdoor P #33
SERVICES
Services, General
Bed and breakfast house, accessory AD
On-site services H #33
Day Care Services
Adult day care I AC
Adult day care II H #33
Day care centers H #33
Family day care AC
Healthcare Services
Convalescent centers H
Medical institutions H
VEHICLE RELATED ACTIVITIES
Park and ride, shared-use P #108
USES: TYPE:
4-2-070G – RESIDENTIAL-14 DU/AC (R-14)
(Revised 7/07)2 - 32
TYPES:
Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use
#=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use
Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the
Automall Improvement District; RMC 4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Requirements
(Ord. 4773, 3-22-1999; Ord. 4786, 7-12-1999; Amd. Ord.
4963, 5-13-2002; Ord. 4999, 1-13-2003; Ord. 5080,
6-14-2004; Ord. 5241, 11-27-2006; Ord. 5286, 5-14-2007)
UTILITIES
Communications broadcast and relay towers H
Utilities, small P
Utilities, medium AD
Utilities, large H
WIRELESS COMMUNICATION FACILITIES
Macro facility antennas AD #46
Micro facility antennas P
Mini facility antennas P #44
Minor modifications to existing wireless
communication facilities P #49
Monopole I support structures on private
property H #45
Monopole I support structures on public right-
of-way AD #45
Parabolic antennas – Large H #45
GENERAL ACCESSORY USES
Accessory uses per RMC 4-2-050 and as
defined in chapter 4-11 RMC, where not
otherwise listed in the Use Table AC
TEMPORARY USE
Model homes in an approved residential
development: one model home on an
existing lot P #53
Sales/marketing trailers, on-site P #53
Temporary or manufactured buildings used for
construction P #10
Temporary uses P #53
USES: TYPE:
4-2-070H – RESIDENTIAL MULTI-FAMILY (RM)
2 - 33 (Revised 1/07)
TYPES:
Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use
#=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use
Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the
Automall Improvement District; RMC 4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Requirements
4-2-070H RESIDENTIAL MULTI-FAMILY (RM)
Uses allowed in the RM Zone are as follows:
USES: TYPE:
AGRICULTURE AND NATURAL RESOURCES
Natural resource extraction/recovery H
ANIMALS AND RELATED USES
Kennels, hobby AC #37
Pets, common household, up to 3 per dwelling
unit or business establishment AC
RESIDENTIAL
Detached dwelling (existing legal)P
Attached dwelling P #19
Flats or townhouses (existing legal)P
Flats or townhouses, no greater than 2 units
total per building (existing legal)P
OTHER RESIDENTIAL, LODGING AND HOME
OCCUPATIONS
Adult family home P
Congregate residence AD
Group homes II for 6 or less P
Group homes II for 7 or more H
Home occupations AC #6
Retirement residences P
SCHOOLS
K-12 educational institution (public or private)H #9
K-12 educational institution (public or private),
existing P #9
PARKS
Parks, neighborhood P
Parks, regional/community, existing P
Parks, regional/community, new AD
OTHER COMMUNITY AND PUBLIC FACILITIES
Community Facilities
Cemetery H
Religious institutions H
Service and social organizations H
OTHER COMMUNITY AND PUBLIC FACILITIES
(Continued)
Public Facilities
City government offices AD
City government facilities H
Other government offices and facilities H
OFFICE AND CONFERENCE
Medical and dental offices P #42
Offices, general P #42
Veterinary offices/clinics P #42
RETAIL
Eating and drinking establishments P #42
Horticultural nurseries H
Retail sales AD
ENTERTAINMENT AND RECREATION
Entertainment
Cultural facilities H
SERVICES
Services, General
Bed and breakfast house, accessory AD
Bed and breakfast house, professional AD #5
Off-site services P #42
On-site services P #42
Day Care Services
Adult day care I AC
Adult day care II H
Day care centers H #25
Family day care AC
Healthcare Services
Convalescent centers H
Medical institutions H
STORAGE
Self-service storage P #8
USES: TYPE:
4-2-070H – RESIDENTIAL MULTI-FAMILY (RM)
(Revised 1/07)2 - 34
TYPES:
Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use
#=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use
Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the
Automall Improvement District; RMC 4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Requirements
(Ord. 4736, 8-24-1998; Ord. 4773, 3-22-1999; Ord. 4786,
7-12-1999; Amd. Ord. 4963, 5-13-2002; Ord. 4971,
6-10-2002; Ord. 4999, 1-13-2003; Ord. 5080, 6-14-2004;
Ord. 5241, 11-27-06)
VEHICLE RELATED ACTIVITIES
Park and ride, shared-use P #108
UTILITIES
Communications broadcast and relay towers H
Utilities, small P
Utilities, medium AD
Utilities, large H
WIRELESS COMMUNICATION FACILITIES
Lattice towers support structures H #48
Macro facility antennas P #44
Micro facility antennas P
Mini facility antennas P #44
Minor modifications to existing wireless
communication facilities P #49
Monopole I support structures on private
property AD #46
Monopole I support structures on public right-
of-way AD #45
Monopole II support structures H #48
Parabolic antennas – Large AD #46
GENERAL ACCESSORY USES
Accessory uses per RMC 4-2-050 and as
defined in chapter 4-11 RMC, where not
otherwise listed in the Use Table AC
TEMPORARY USE
Model homes in an approved residential
development: one model home on an
existing lot P #53
Sales/marketing trailers, on-site P #53
Temporary or manufactured buildings used for
construction P #10
Temporary uses P #53
USES: TYPE:
4-2-070I – COMMERCIAL NEIGHBORHOOD (CN)
2 - 35 (Revised 1/07)
TYPES:
Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use
#=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use
Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the
Automall Improvement District; RMC 4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Requirements
4-2-070I COMMERCIAL NEIGHBORHOOD (CN)
Uses allowed in the CN Zone are as follows:
USES: TYPE:
AGRICULTURE AND NATURAL RESOURCES
Natural resource extraction/recovery H
ANIMALS AND RELATED USES
Kennels, hobby AC #37
Pets, common household, up to 3 per dwelling
unit or business establishment AC
RESIDENTIAL
Detached dwelling (existing legal)P
Attached dwelling P #19
OTHER RESIDENTIAL, LODGING AND HOME
OCCUPATIONS
Home occupations AC #6
SCHOOLS
K-12 educational institution (public or private)H
K-12 educational institution (public or private),
existing P #9
PARKS
Parks, neighborhood P
Parks, regional/community, existing P
Parks, regional/community, new AD
OTHER COMMUNITY AND PUBLIC FACILITIES
Community Facilities
Cemetery H
Religious institutions H
Service and social organizations H
Public Facilities
City government offices AD
City government facilities H
OFFICE AND CONFERENCE
Medical and dental office AD #17
Offices, general AD #17
RETAIL
Drive-in/drive-through, retail AC
Eating and drinking establishments P #22
Horticultural nurseries H
Retail sales P #60
ENTERTAINMENT AND RECREATION
Entertainment
Cultural facilities AD
SERVICES
Services, General
Bed and breakfast house, accessory AD
Bed and breakfast house, professional AD
On-site services P #63
Drive-in/drive-through service AC
Day Care Services
Adult day care I P #22
Adult day care II P #22
Day care centers P #22
Family day care AC
Healthcare Services
Medical institutions H
VEHICLE RELATED ACTIVITIES
Car washes AD #2
Vehicle fueling stations AD #110
Vehicle service and repair, small AD #2
STORAGE
Indoor storage AC #11
INDUSTRIAL
Solid Waste/Recycling
Recycling collection station P
USES: TYPE:
4-2-070I – COMMERCIAL NEIGHBORHOOD (CN)
(Revised 1/07)2 - 36
TYPES:
Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use
#=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use
Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the
Automall Improvement District; RMC 4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Requirements
(Ord. 4773, 3-22-1999; Ord. 4786, 7-12-1999; Ord. 4803,
10-25-1999; Amd. Ord. 4963, 5-13-2002; Ord. 4999,
1-13-2003; Ord. 5100, 11-1-2004; Ord. 5191, 12-12-2005;
Ord. 5241, 11-27-06)
UTILITIES
Communications broadcast and relay towers H
Electrical power generation and cogeneration H #66
Utilities, small P
Utilities, medium AD
Utilities, large H
WIRELESS COMMUNICATION FACILITIES
Lattice towers support structures H #48
Macro facility antennas P #44
Micro facility antennas P
Mini facility antennas P #44
Minor modifications to existing wireless
communication facilities P #49
Monopole I support structures on private
property AD #46
Monopole I support structures on public right-
of-way AD #46
Monopole II support structures H #48
Parabolic antennas – Large AD #46
GENERAL ACCESSORY USES
Accessory uses per RMC 4-2-050 and as
defined in chapter 4-11 RMC, where not
otherwise listed in the Use Table AC
TEMPORARY USE
Model homes in an approved residential
development: one model home on an
existing lot P #53
Sales/marketing trailers, on-site P #53
Temporary or manufactured buildings used for
construction P #10
Temporary uses P #53
USES: TYPE:
4-2-070J – CENTER VILLAGE (CV)
2 - 37 (Revised 7/07)
TYPES:
Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use
#=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use
Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the
Automall Improvement District; RMC 4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Requirements
4-2-070J CENTER VILLAGE (CV)
Uses allowed in the CV Zone are as follows:
USES: TYPE:
AGRICULTURE AND NATURAL RESOURCES
Natural resource extraction/recovery H
ANIMALS AND RELATED USES
Pets, common household, up to 3 per dwelling
unit or business establishment AC
RESIDENTIAL
Attached dwelling P #73
Flats or townhouses (existing legal)P #73
OTHER RESIDENTIAL, LODGING AND HOME
OCCUPATIONS
Adult family home P
Congregate residence P
Group homes II for 6 or less P
Group homes II for 7 or more P
Home occupations AC #6
Retirement residences P
SCHOOLS
K-12 educational institution (public or private)H #9
K-12 educational institution (public or private),
existing P #9
Schools/studios, arts and crafts P
PARKS
Parks, neighborhood P
Parks, regional/community, existing P
Parks, regional/community, new AD
OTHER COMMUNITY AND PUBLIC FACILITIES
Community Facilities
Religious institutions H
Service and social organizations H
Public Facilities
City government offices AD
City government facilities H
Other government offices and facilities H
OFFICE AND CONFERENCE
Medical and dental offices P #22
Offices, general P #22
Veterinary offices/clinics P #22
Conference center H
RETAIL
Adult retail use P #43
Drive-in/drive-through, retail AC #28
Eating and drinking establishments P
Retail sales P
Retail sales, outdoor P #15
Taverns AD
ENTERTAINMENT AND RECREATION
Entertainment
Cultural facilities AD
Dance clubs AD
Dance halls AD
Movie theaters AD
Recreation
Recreation facilities, indoor existing P
Recreation facilities, indoor new P
SERVICES
Services, General
Hotel P
Motel P
On-site services P
Drive-in/drive-through service AC #28
Day Care Services
Adult day care I P
Adult day care II P
Day care centers P
Family day care AC
USES: TYPE:
4-2-070J – CENTER VILLAGE (CV)
(Revised 7/07)2 - 38
TYPES:
Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use
#=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use
Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the
Automall Improvement District; RMC 4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Requirements
(Ord. 4773, 3-22-1999; Ord. 4777, 4-19-1999; Ord. 4786,
7-12-1999; Ord. 4803, 10-25-1999; Ord. 4827, 1-24-2000;
Amd. Ord. 4963, 5-13-2002; Ord. 4999, 1-13-2003; Ord.
5018, 9-22-2003; Ord. 5080, 6-14-2004; Ord. 5100,
11-1-2004; Ord. 5241, 11-27-2006; Ord. 5286, 5-14-2007)
SERVICES (Continued)
Healthcare Services
Convalescent centers P
Medical institutions H
VEHICLE RELATED ACTIVITIES
Parking garage, structured, commercial or
public P
Park and ride, shared-use P #106
Park and ride, dedicated P #106
Vehicle fueling stations P
Vehicle service and repair, small AD #2
Taxi stand P
Transit centers P
STORAGE
Indoor storage AC #11
INDUSTRIAL
Industrial, General
Laboratories: light manufacturing AD
Laboratories: research, development and
testing H
Solid Waste/Recycling
Recycling collection station P
UTILITIES
Communications broadcast and relay towers H
Electrical power generation and cogeneration H #66
Utilities, small P
Utilities, medium AD
Utilities, large H
USES: TYPE:
WIRELESS COMMUNICATION FACILITIES
Lattice towers support structures H #48
Macro facility antennas P #44
Micro facility antennas P
Mini facility antennas P #44
Minor modifications to existing wireless
communication facilities P #49
Monopole I support structures on private
property H #44
Monopole I support structures on public right-
of-way AD #44
Monopole II support structures H #48
Parabolic antennas – Large H #44
GENERAL ACCESSORY USES
Accessory uses per RMC 4-2-050 and as
defined in chapter 4-11 RMC, where not
otherwise listed in the Use Table AC
TEMPORARY USE
Model homes in an approved residential
development: one model home on an
existing lot P #53
Sales/marketing trailers, on-site P #53
Temporary or manufactured buildings used for
construction P #10
Temporary uses P #53
USES: TYPE:
4-2-070K – COMMERCIAL ARTERIAL (CA)
2 - 39 (Revised 1/07)
TYPES:
Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use
#=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use
Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the
Automall Improvement District; RMC 4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Requirements
4-2-070K COMMERCIAL ARTERIAL (CA)
Uses allowed in the CA Zone are as follows:
USES: TYPE:
AGRICULTURE AND NATURAL RESOURCES
Natural resource extraction/recovery H
ANIMALS AND RELATED USES
Kennels, hobby AC #37
Pets, common household, up to 3 per dwelling
unit or business establishment AC
RESIDENTIAL
Semi-attached dwelling AD #18
Attached dwelling AD #18
OTHER RESIDENTIAL, LODGING AND HOME
OCCUPATIONS
Group homes I H
Group homes II for 7 or more H
Home occupations AC #6
SCHOOLS
K-12 educational institution (public or private)H #9
K-12 educational institution (public or private),
existing P #9
Other higher education institution P
Schools/studios, arts and crafts P
Trade or vocational school H
PARKS
Parks, neighborhood P
Parks, regional/community, existing P
Parks, regional/community, new AD
OTHER COMMUNITY AND PUBLIC FACILITIES
Community Facilities
Cemetery H
Religious institutions H
Service and social organizations H
Public Facilities
City government offices AD
OTHER COMMUNITY AND PUBLIC FACILITIES
(Continued)
City government facilities H
Other government offices and facilities H
OFFICE AND CONFERENCE
Conference center P #38
Medical and dental offices P
Offices, general P
Veterinary offices/clinics P
RETAIL
Adult retail use P #43
Big-box retail P #72
Drive-in/drive-through, retail AC
Eating and drinking establishments P
Horticultural nurseries H
Retail sales P #68
Retail sales, outdoor P #15
Taverns P #20
Vehicle sales, large P #41
Vehicle sales, small P #20
ENTERTAINMENT AND RECREATION
Entertainment
Adult entertainment business P #43
Card room P #52
Cultural facilities AD
Dance clubs P #20
Dance halls P #20
Gaming/gambling facilities, not-for-profit H #20
Movie theaters P #20
Sports arenas, auditoriums, exhibition halls,
indoor P #20
Sports arenas, auditoriums, exhibition halls,
outdoor AD #20
Recreation
Recreation facilities, indoor P
Recreation facilities, outdoor H #20
USES: TYPE:
4-2-070K – COMMERCIAL ARTERIAL (CA)
(Revised 1/07)2 - 40
TYPES:
Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use
#=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use
Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the
Automall Improvement District; RMC 4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Requirements
(Ord. 4773, 3-22-1999; Ord. 4786, 7-12-1999; Ord. 4803,
10-25-1999; Ord. 4827, 1-24-2000; Ord. 4917, 9-17-2001;
Amd. Ord. 4963, 5-13-2002; Ord. 4999, 1-13-2003; Ord.
5080, 6-14-2004; Ord. 5100, 11-1-2004; Ord. 5124,
2-7-2005; Ord. 5191, 12-12-2005; Ord. 5241, 11-27-06)
SERVICES
Services, General
Hotel P #20
Motel P #20
Off-site services P #38
On-site services P #69
Drive-in/drive-through service AC
Vehicle rental, small P #20
Day Care Services
Adult day care I P #22
Adult day care II P #22
Day care centers P #22
Family day care AC
Healthcare Services
Convalescent centers H
Medical institutions H
VEHICLE RELATED ACTIVITIES
Body shops H #31
Car washes P #22
Express transportation services AD #20
Parking garage, structured, commercial or
public P #20
Parking, surface, commercial or public P #20
Park and ride, shared-use P #109
Park and ride, dedicated P #105
Transit centers H #20
Vehicle fueling stations P
Vehicle service and repair, small P
Air Transportation Uses
Helipads, accessory to primary use H #20
STORAGE
Indoor storage AC #11
Outdoor storage P #64
Self-service storage H #26
Vehicle storage AD #38
INDUSTRIAL
Industrial, General
Laboratories: light manufacturing P #20
Laboratories: research, development and
testing P #20
USES: TYPE:
INDUSTRIAL (Continued)
Manufacturing and fabrication, light H #20
Solid Waste/Recycling
Recycling collection station and processing
center P #38
Recycling collection station P
UTILITIES
Communications broadcast and relay towers H
Electrical power generation and cogeneration H #66
Utilities, small P
Utilities, medium AD
Utilities, large H
WIRELESS COMMUNICATION FACILITIES
Lattice towers support structures AD #47
Macro facility antennas P #44
Micro facility antennas P
Mini facility antennas P #44
Minor modifications to existing wireless
communication facilities P #49
Monopole I support structures on private
property P #44
Monopole I support structures on public right-
of-way P #44
Monopole II support structures AD #47
Parabolic antennas – Large P #44
GENERAL ACCESSORY USES
Accessory uses per RMC 4-2-050 and as
defined in chapter 4-11 RMC, where not
otherwise listed in the Use Table AC
TEMPORARY USE
Model homes in an approved residential devel-
opment: one model home on an existing lot P #53
Sales/marketing trailers, on-site P #53
Temporary or manufactured buildings used for
construction P #10
Temporary uses P #53
USES: TYPE:
4-2-070L – CENTER DOWNTOWN (CD)
2 - 41 (Revised 1/07)
TYPES:
Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use
#=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use
Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the
Automall Improvement District; RMC 4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Requirements
4-2-070L CENTER DOWNTOWN (CD)
Uses allowed in the CD Zone are as follows:
USES: TYPE:
AGRICULTURE AND NATURAL RESOURCES
Natural resource extraction/recovery H
ANIMALS AND RELATED USES
Kennels, hobby AC #37
Pets, common household, up to 3 per dwelling
unit or business establishment AC
RESIDENTIAL
Detached dwelling (existing legal)P
Attached dwelling P #16
OTHER RESIDENTIAL, LODGING AND HOME
OCCUPATIONS
Adult family home P #3
Congregate residence P #3
Group homes I H #3
Group homes II for 6 or less P #3
Group homes II for 7 or more H #3
Home occupations AC #6
Retirement residences P #3
SCHOOLS
K-12 educational institution (public or private)H #9
K-12 educational institution (public or private),
existing P #9
Other higher education institution P
Schools/studios, arts and crafts P
PARKS
Parks, neighborhood P
Parks, regional/community, existing P
Parks, regional/community, new AD
OTHER COMMUNITY AND PUBLIC FACILITIES
Community Facilities
Cemetery H
Religious institutions H
Service and social organizations H
OTHER COMMUNITY AND PUBLIC FACILITIES
(Continued)
Public Facilities
City government offices AD
City government facilities H
Other government offices and facilities H
OFFICE AND CONFERENCE
Conference center P
Medical and dental offices P
Offices, general P
Veterinary offices/clinics P
RETAIL
Adult retail use P #43
Drive-in/drive-through, retail AC #28
Eating and drinking establishments P
Horticultural nurseries H
Retail sales P
Retail sales, outdoor P #15
Taverns AD
ENTERTAINMENT AND RECREATION
Entertainment
Adult entertainment business P #43
Cultural facilities AD
Dance clubs H
Dance halls H
Movie theaters P
Sports arenas, auditoriums, exhibition halls,
indoor P
Recreation
Recreation facilities, indoor P
SERVICES
Services, General
Bed and breakfast house, accessory P
Bed and breakfast house, professional P
Hotel P
USES: TYPE:
4-2-070L – CENTER DOWNTOWN (CD)
(Revised 1/07)2 - 42
TYPES:
Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use
#=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use
Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the
Automall Improvement District; RMC 4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Requirements
(Ord. 4773, 3-22-1999; Ord. 4786, 7-12-1999; Ord. 4803,
10-25-1999; Ord. 4827, 1-24-2000; Amd. Ord. 4963,
5-13-2002; Ord. 4999, 1-13-2003; Ord. 5080, 6-14-2004;
Ord. 5100, 11-1-2004; Ord. 5201, 4-17-2006; Ord. 5241,
11-27-06)
SERVICES (Continued)
On-site services P
Drive-in/drive-through service AC #70
Day Care Services
Adult day care I P
Adult day care II P
Day care centers P
Family day care AC #3
Healthcare Services
Convalescent centers P #3
Medical institutions H
VEHICLE RELATED ACTIVITIES
Parking garage, structured, commercial or
public P #3
Parking garage, surface, commercial or public P #3
Park and ride, shared-use P #107
Park and ride, dedicated P #107
Taxi stand AD
Transit centers P
STORAGE
Indoor storage AC #11
INDUSTRIAL
Industrial, General
Commercial laundries, existing P #4
Laboratories: light manufacturing P #3
Laboratories: research, development and
testing AD #3
Manufacturing and fabrication, light H #3
Solid Waste/Recycling
Recycling collection station P
UTILITIES
Communications broadcast and relay towers H
Electrical power generation and cogeneration H #66
Utilities, small P
Utilities, medium AD
Utilities, large H
USES: TYPE:
WIRELESS COMMUNICATION FACILITIES
Lattice towers support structures H #48
Macro facility antennas P #44
Micro facility antennas P
Mini facility antennas P #44
Minor modifications to existing wireless
communication facilities P #49
Monopole I support structures on private
property AD #46
Monopole I support structures on public right-
of-way AD #46
Monopole II support structures H #48
Parabolic antennas – Large AD #46
GENERAL ACCESSORY USES
Accessory uses per RMC 4-2-050 and as
defined in chapter 4-11 RMC, where not
otherwise listed in the Use Table AC
TEMPORARY USE
Model homes in an approved residential
development: one model home on an
existing lot P #53
Sales/marketing trailers, on-site P #53
Temporary or manufactured buildings used for
construction P #10
Temporary uses P #53
USES: TYPE:
4-2-070M – COMMERCIAL OFFICE (CO)
2 - 43 (Revised 1/07)
TYPES:
Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use
#=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use
Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the
Automall Improvement District; RMC 4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Requirements
4-2-070M COMMERCIAL OFFICE (CO)
Uses allowed in the CO Zone are as follows:
USES: TYPE:
AGRICULTURE AND NATURAL RESOURCES
Natural resource extraction/recovery H
ANIMALS AND RELATED USES
Pets, common household, up to 3 per dwelling
unit or business establishment AC
OTHER RESIDENTIAL, LODGING AND HOME
OCCUPATIONS
Retirement residences P #39
SCHOOLS
K-12 educational institution (public or private)H #9
K-12 educational institution (public or private),
existing P #9
Other higher education institution P
Schools/studios, arts and crafts P
PARKS
Parks, neighborhood P
Parks, regional/community, existing P
Parks, regional/community, new AD
OTHER COMMUNITY AND PUBLIC FACILITIES
Community Facilities
Cemetery H
Religious institutions H
Service and social organizations H #12
Public Facilities
City government offices P
City government facilities H
Jails, existing municipal P
Other government offices and facilities H
OFFICE AND CONFERENCE
Conference center P
Medical and dental offices P
Offices, general P
Veterinary offices/clinics P #38
RETAIL
Adult retail use P #43
Eating and drinking establishments P #12
Horticultural nurseries H
Retail sales P #54
ENTERTAINMENT AND RECREATION
Entertainment
Adult entertainment business P #43
Cultural facilities AD
Dance clubs P #38
Dance halls P #38
Gaming/gambling facilities, not-for-profit H #38
Movie theaters P #12
Sports arenas, auditoriums, exhibition halls,
indoor P #38
Recreation
Recreation facilities, indoor P #65
Recreation facilities, outdoor H #38
SERVICES
Services, General
Hotel P #38
On-site services P #54
Drive-in/drive-through service AC #61
Day Care Services
Adult day care I P
Adult day care II P #12
Day care centers P
Family day care AC
Healthcare Services
Convalescent centers P #39
Medical institutions P #40
VEHICLE RELATED ACTIVITIES
Parking garage, structured, commercial or
public P
Parking, surface, commercial or public AD
Park and ride, shared-use P
USES: TYPE:
4-2-070M – COMMERCIAL OFFICE (CO)
(Revised 1/07)2 - 44
TYPES:
Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use
#=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use
Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the
Automall Improvement District; RMC 4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Requirements
(Ord. 4786, 7-12-1999; Ord. 4803, 10-25-1999; Ord.
4827, 1-24-2000; Amd. Ord. 4963, 5-13-2002; Ord. 4999,
1-13-2003; Ord. 5080, 6-14-2004; Ord. 5100, 11-1-2004;
Ord. 5241, 11-27-06)
VEHICLE RELATED ACTIVITIES (Continued)
Park and ride, dedicated P #105
Taxi stand AD
Transit centers H #38
Vehicle fueling stations P #38
Air Transportation Uses
Helipads, accessory to primary use H
STORAGE
Indoor storage AC #11
INDUSTRIAL
Industrial, General
Laboratories: light manufacturing AD #54
Laboratories: research, development and
testing AD
Manufacturing and fabrication, light H #38
Solid Waste/Recycling
Recycling collection station P
UTILITIES
Communications broadcast and relay towers H
Electrical power generation and cogeneration H #66
Utilities, small P
Utilities, medium AD
Utilities, large H
WIRELESS COMMUNICATION FACILITIES
Lattice towers support structures AD #47
Macro facility antennas P #44
Micro facility antennas P
Mini facility antennas P #44
Minor modifications to existing wireless
communication facilities P #49
Monopole I support structures on private
property P #44
Monopole I support structures on public right-
of-way P #44
Monopole II support structures AD #47
Parabolic antennas – Large P #44
USES: TYPE:
GENERAL ACCESSORY USES
Accessory uses per RMC 4-2-050 and as
defined in chapter 4-11 RMC, where not
otherwise listed in the Use Table AC
TEMPORARY USE
Sales/marketing trailers, on-site P #53
Temporary or manufactured buildings used for
construction P #10
Temporary uses P #53
USES: TYPE:
4-2-070N – COMMERCIAL/OFFICE/RESIDENTIAL (COR)
2 - 45 (Revised 1/07)
TYPES:
Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use
#=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use
Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the
Automall Improvement District; RMC 4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Requirements
4-2-070N COMMERCIAL/OFFICE/RESIDENTIAL (COR)
Uses allowed in the COR Zone are as follows:
USES: TYPE:
AGRICULTURE AND NATURAL RESOURCES
Natural resource extraction/recovery H
ANIMALS AND RELATED USES
Kennels, hobby AC #37
Pets, common household, up to 3 per dwelling
unit or business establishment AC
RESIDENTIAL
Attached dwelling P #19
OTHER RESIDENTIAL, LODGING AND HOME
OCCUPATIONS
Group homes II for 6 or less P
Group homes II for 7 or more AD
Home occupations AC #6
Retirement residences P
SCHOOLS
K-12 educational institution (public or private)H #9
K-12 educational institution (public or private),
existing P #9
Other higher education institution P #21
PARKS
Parks, neighborhood P
Parks, regional/community, existing P
Parks, regional/community, new AD
OTHER COMMUNITY AND PUBLIC FACILITIES
Community Facilities
Cemetery H
Religious institutions H
Service and social organizations H #21
Public Facilities
City government offices AD
City government facilities H
Other government offices and facilities H
OFFICE AND CONFERENCE
Conference center P #21
Medical and dental offices P
Offices, general P
Veterinary offices/clinics P
RETAIL
Eating and drinking establishments P #27
Horticultural nurseries H
Retail sales P #21
Taverns P #21
ENTERTAINMENT AND RECREATION
Entertainment
Cultural facilities AD
Dance clubs H
Dance halls H
Recreation
Golf courses (existing)P
Golf courses (new)H
Marinas P #21
Recreation facilities, indoor P #21
SERVICES
Services, General
Hotel P
On-site services P #21
Drive-in/drive-through service AC #61
Day Care Services
Adult day care I P
Adult day care II P #21
Day care centers P #21
Family day care AC
Healthcare Services
Convalescent centers AD
Medical institutions H
USES: TYPE:
4-2-070N – COMMERCIAL/OFFICE/RESIDENTIAL (COR)
(Revised 1/07)2 - 46
TYPES:
Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use
#=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use
Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the
Automall Improvement District; RMC 4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Requirements
(Ord. 4773, 3-22-1999; Ord. 4786, 7-12-1999; Ord. 4802,
10-25-1999; Ord. 4803, 10-25-1999; Amd. Ord. 4963,
5-13-2002; Ord. 4999, 1-13-2003; Ord. 5001, 2-10-2003;
Ord. 5100, 11-1-2004; Ord. 5124, 2-7-2005; Ord. 5241,
11-27-06)
VEHICLE RELATED ACTIVITIES
Parking garage, structured, commercial or
public P
Air Transportation Uses
Helipads, accessory to primary use H
STORAGE
Indoor storage AC #11
INDUSTRIAL
Industrial, General
Laboratories: research, development and
testing H
Manufacturing and fabrication, heavy P #23
Manufacturing and fabrication, light P #23
Manufacturing and fabrication, medium P #23
Solid Waste/Recycling
Recycling collection station P
UTILITIES
Communications broadcast and relay towers H
Electrical power generation and cogeneration H #66
Utilities, small P
Utilities, medium AD
Utilities, large H
WIRELESS COMMUNICATION FACILITIES
Lattice towers support structures H #48
Macro facility antennas P #44
Micro facility antennas P
Mini facility antennas P #44
Minor modifications to existing wireless
communication facilities P #49
Monopole I support structures on private
property AD #46
Monopole I support structures on public right-
of-way AD #46
Monopole II support structures H #48
Parabolic antennas – Large AD #46
USES: TYPE:
GENERAL ACCESSORY USES
Accessory uses per RMC 4-2-050 and as
defined in chapter 4-11 RMC, where not
otherwise listed in the Use Table AC
TEMPORARY USE
Model homes in an approved residential
development: one model home on an
existing lot P #53
Sales/marketing trailers, on-site P #53
Temporary or manufactured buildings used for
construction P #10
Temporary uses P #53
USES: TYPE:
4-2-070O – INDUSTRIAL LIGHT (IL)
2 - 47 (Revised 1/07)
TYPES:
Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use
#=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use
Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the
Automall Improvement District; RMC 4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Requirements
4-2-070O INDUSTRIAL LIGHT (IL)
Uses allowed in the IL Zone are as follows:
USES: TYPE:
AGRICULTURE AND NATURAL RESOURCES
Natural resource extraction/recovery H
ANIMALS AND RELATED USES
Kennels P #37
Kennels, hobby AC #37
Pets, common household, up to 3 per dwelling
unit or business establishment AC
OTHER RESIDENTIAL, LODGING AND HOME
OCCUPATIONS
Caretaker’s residence AC
SCHOOLS
K-12 educational institution (public or private)H #9
K-12 educational institution (public or private),
existing P #9
Other higher education institution P #38
Schools/studios, arts and crafts P
Trade or vocational school P
PARKS
Parks, neighborhood P
Parks, regional/community, existing P
Parks, regional/community, new AD
OTHER COMMUNITY AND PUBLIC FACILITIES
Community Facilities
Cemetery H
Religious institutions H
Service and social organizations H
Public Facilities
City government offices AD
City government facilities H
Other government offices and facilities H
OFFICE AND CONFERENCE
Conference center P #38
Medical and dental offices P #38
Offices, general P #13
OFFICE AND CONFERENCE (Continued)
Veterinary offices/clinics P #38
RETAIL
Adult retail use P #43
Big-box retail P #72
Drive-in/drive-through, retail AC
Eating and drinking establishments P
Horticultural nurseries H
Retail sales P #34
Retail sales, outdoor P #30
Vehicle sales, large P
Vehicle sales, small P
ENTERTAINMENT AND RECREATION
Entertainment
Adult entertainment business P #43
Card room P #52
Cultural facilities AD
Dance clubs P #38
Dance halls P #38
Gaming/gambling facilities, not-for-profit H #38
Movie theaters P #38
Sports arenas, auditoriums, exhibition halls,
indoor P #38
Sports arenas, auditoriums, exhibition halls,
outdoor P
Recreation
Recreation facilities, indoor P #38
Recreation facilities, outdoor P #32
SERVICES
Services, General
Hotel P #38
Motel P #38
Off-site services P #38
On-site services P #38
Drive-in/drive-through service AC #62
Vehicle rental, small P
USES: TYPE:
4-2-070O – INDUSTRIAL LIGHT (IL)
(Revised 1/07)2 - 48
TYPES:
Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use
#=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use
Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the
Automall Improvement District; RMC 4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Requirements
(Ord. 4786, 7-12-1999; Ord. 4803, 10-25-1999; Ord.
4827, 1-24-2000; Ord. 4857, 8-21-2000; Amd. Ord. 4963,
5-13-2002; Ord. 4999, 1-13-2003; Ord. 5080, 6-14-2004;
Ord. 5100, 11-1-2004; Ord. 5124, 2-7-2005; Ord. 5241,
11-27-06)
SERVICES (Continued)
Vehicle and equipment rental, large P #38
Day Care Services
Adult day care I P #55
Adult day care II AD
Day care centers P #54
Family day care AC
Healthcare Services
Medical institutions H #56
VEHICLE RELATED ACTIVITIES
Body shops P #31
Car washes P
Express transportation services AD
Industrial engine or transmission rebuild P #31
Parking garage, structured, commercial or
public P
Parking, surface, commercial or public P #38
Park and ride, shared-use P
Park and ride, dedicated P #105
Transit centers H #38
Vehicle fueling stations P
Vehicle service and repair, large AD
Vehicle service and repair, small P
Air Transportation Uses
Helipads, accessory to primary use H
STORAGE
Hazardous material, storage, on-site or off-site,
including treatment H #24
Indoor storage P
Outdoor storage P #57
Self-service storage P #58
Warehousing P
INDUSTRIAL
Industrial, General
Assembly and/or packaging operations P
Commercial laundries, existing P #38
Commercial laundries, new P #38
Construction/contractor’s office P #14
Laboratories: light manufacturing P #38
Laboratories: research, development and testing P #31
USES: TYPE:
INDUSTRIAL (Continued)
Manufacturing and fabrication, light P
Solid Waste/Recycling
Recycling collection station and processing
center P #14
Recycling collection station P
UTILITIES
Communications broadcast and relay towers H #38
Electrical power generation and cogeneration H #66
Utilities, small P
Utilities, medium AD
Utilities, large H
WIRELESS COMMUNICATION FACILITIES
Lattice towers support structures AD #47
Macro facility antennas P #44
Micro facility antennas P
Mini facility antennas P #44
Minor modifications to existing wireless
communication facilities P #49
Monopole I support structures on private
property P #44
Monopole I support structures on public right-
of-way P #44
Monopole II support structures AD #47
Parabolic antennas – Large P #44
GENERAL ACCESSORY USES
Accessory uses per RMC 4-2-050 and as
defined in chapter 4-11 RMC, where not
otherwise listed in the Use Table AC
TEMPORARY USE
Sales/marketing trailers, on-site P #53
Temporary or manufactured buildings used for
construction P #10
Temporary uses P #53
USES: TYPE:
4-2-070P – INDUSTRIAL MEDIUM (IM)
2 - 49 (Revised 1/07)
TYPES:
Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use
#=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use
Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the
Automall Improvement District; RMC 4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Requirements
4-2-070P INDUSTRIAL MEDIUM (IM)
Uses allowed in the IM Zone are as follows:
USES: TYPE:
AGRICULTURE AND NATURAL RESOURCES
Natural resource extraction/recovery H #59
ANIMALS AND RELATED USES
Kennels P #37
Kennels, hobby AC #37
Pets, common household, up to 3 per dwelling
unit or business establishment AC
OTHER RESIDENTIAL, LODGING AND HOME
OCCUPATIONS
Caretaker’s residence AC
SCHOOLS
K-12 educational institution (public or private)H
K-12 educational institution (public or private),
existing P #9
Other higher education institution P #38
Schools/studios, arts and crafts P #38
Trade or vocational school P
PARKS
Parks, neighborhood P
Parks, regional/community, existing P
Parks, regional/community, new AD
OTHER COMMUNITY AND PUBLIC FACILITIES
Community Facilities
Cemetery H
Religious institutions H
Service and social organizations H
Public Facilities
City government offices AD
City government facilities H
Secure community transition facilities H #71
Other government offices and facilities H
OFFICE AND CONFERENCE
Conference center P #38
OFFICE AND CONFERENCE (Continued)
Medical and dental offices P #38
Offices, general P #13
Veterinary offices/clinics P #38
RETAIL
Adult retail use P #43
Big-box retail P #72
Drive-in/drive-through, retail AC
Eating and drinking establishments P
Horticultural nurseries H
Retail sales P #34
Retail sales, outdoor P #30
Vehicle sales, large P
Vehicle sales, small P
ENTERTAINMENT AND RECREATION
Entertainment
Adult entertainment business P #43
Card room P #52
Cultural facilities AD
Dance clubs P #38
Dance halls P #38
Gaming/gambling facilities, not-for-profit H #29
Movie theaters P #38
Sports arenas, auditoriums, exhibition halls,
indoor P #38
Sports arenas, auditoriums, exhibition halls,
outdoor P #38
Recreation
Recreation facilities, indoor P #38
Recreation facilities, outdoor P #32
SERVICES
Services, General
Hotel P #38
Motel P #38
Off-site services P #38
On-site services P #38
USES: TYPE:
4-2-070P – INDUSTRIAL MEDIUM (IM)
(Revised 1/07)2 - 50
TYPES:
Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use
#=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use
Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the
Automall Improvement District; RMC 4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Requirements
SERVICES (Continued)
Drive-in/drive-through service AC #62
Vehicle rental, small P
Vehicle and equipment rental, large P #29
Day Care Services
Adult day care I P #55
Adult day care II AD
Day care centers P #54
Family day care AC
Healthcare Services
Medical institutions H #56
VEHICLE RELATED ACTIVITIES
Body shops P #31
Car washes P
Express transportation services P
Fuel dealers H #59
Industrial engine or transmission rebuild P #31
Parking garage, structured, commercial or
public P
Parking, surface, commercial or public P #38
Park and ride, shared-use P
Park and ride, dedicated P #105
Tow truck operation/auto impoundment yard H #59
Transit centers H #38
Vehicle fueling stations P
Vehicle service and repair, large P
Vehicle service and repair, small P
Wrecking yard, auto H #59
Air Transportation Uses
Airplane manufacturing AC #59
Airplane manufacturing, accessory functions AC
Airplane sales and repair P
Airport, municipal P
Airport-related uses AC
Aviation-related uses AC
Helipads, accessory to primary use H #38
Helipads, commercial H
USES: TYPE:
STORAGE
Hazardous material, storage, on-site or off-
site, including treatment H #24
Indoor storage P
Outdoor storage P #57
Self-service storage P #59
Warehousing P
INDUSTRIAL
Industrial, General
Assembly and/or packaging operations P
Commercial laundries, existing P #38
Commercial laundries, new P #38
Construction/contractor’s office P
Laboratories: light manufacturing P #38
Laboratories: research, development and
testing P
Manufacturing and fabrication, heavy H #59
Manufacturing and fabrication, light P
Manufacturing and fabrication, medium P #67
Solid Waste/Recycling
Recycling collection station and processing
center P #38
Recycling collection station P
Sewage disposal and treatment plants H #59
Waste recycling and transfer facilities H #59
UTILITIES
Communications broadcast and relay towers H #29
Electrical power generation and cogeneration H #66
Utilities, small P
Utilities, medium AD
Utilities, large H
WIRELESS COMMUNICATION FACILITIES
Lattice towers support structures AD #47
Macro facility antennas P #44
Micro facility antennas P
Mini facility antennas P #44
Minor modifications to existing wireless
communication facilities P #49
Monopole I support structures on private
property P #44
USES: TYPE:
4-2-070P – INDUSTRIAL MEDIUM (IM)
2 - 51 (Revised 1/07)
TYPES:
Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use
#=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use
Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the
Automall Improvement District; RMC 4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Requirements
(Ord. 4786, 7-12-1999; Ord. 4803, 10-25-1999; Ord.
4827, 1-24-2000; Ord. 4915, 8-27-2001; Amd. Ord. 4963,
5-13-2002; Ord. 4982, 9-23-2002; Ord. 4999, 1-13-2003;
Ord. 5027, 11-24-2003; Ord. 5080, 6-14-2004; Ord. 5100,
11-1-2004; Ord. 5124, 2-7-2005; Ord. 5201, 4-17-2006;
Ord. 5241, 11-27-06)
WIRELESS COMMUNICATION FACILITIES
(Continued)
Monopole I support structures on public right-
of-way P #44
Monopole II support structures AD #47
Parabolic antennas – Large P #44
GENERAL ACCESSORY USES
Accessory uses per RMC 4-2-050 and as
defined in chapter 4-11 RMC, where not
otherwise listed in the Use Table AC
TEMPORARY USE
Sales/marketing trailers, on-site P #53
Temporary or manufactured buildings used for
construction P #10
Temporary uses P #53
USES: TYPE:
4-2-070Q – INDUSTRIAL HEAVY (IH)
(Revised 1/07)2 - 52
TYPES:
Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use
#=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use
Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the
Automall Improvement District; RMC 4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Requirements
4-2-070Q INDUSTRIAL HEAVY (IH)
Uses allowed in the IH Zone are as follows:
USES: TYPE:
AGRICULTURE AND NATURAL RESOURCES
Natural resource extraction/recovery H
ANIMALS AND RELATED USES
Kennels P #37
Kennels, hobby AC #37
Pets, common household, up to 3 per dwelling
unit or business establishment AC
OTHER RESIDENTIAL, LODGING AND HOME
OCCUPATIONS
Caretaker’s residence AC
SCHOOLS
K-12 educational institution (public or private)H
K-12 educational institution (public or private),
existing P #9
Other higher education institution P #38
Schools/studios, arts and crafts P #38
Trade or vocational school H
PARKS
Parks, neighborhood P
Parks, regional/community, existing P
Parks, regional/community, new AD
OTHER COMMUNITY AND PUBLIC FACILITIES
Community Facilities
Cemetery H
Religious institutions H
Service and social organizations H
Public Facilities
City government offices AD
City government facilities H
Secure community transition facilities H #71
Other government offices and facilities H
OFFICE AND CONFERENCE
Conference center P #38
OFFICE AND CONFERENCE (Continued)
Medical and dental offices P #38
Offices, general P #13
Veterinary offices/clinics P #38
RETAIL
Adult retail use P #43
Big-box retail P #72
Drive-in/drive-through, retail AC
Eating and drinking establishments P
Horticultural nurseries H
Retail sales P #34
Retail sales, outdoor P #30
Vehicle sales, large P
Vehicle sales, small P
ENTERTAINMENT AND RECREATION
Entertainment
Adult entertainment business P #43
Card room P #52
Cultural facilities AD
Dance clubs P #38
Dance halls P #38
Gaming/gambling facilities, not-for-profit H #38
Movie theaters P #38
Sports arenas, auditoriums, exhibition halls,
indoor P #38
Sports arenas, auditoriums, exhibition halls,
outdoor P #38
Recreation
Recreation facilities, indoor P #38
Recreation facilities, outdoor P #32
SERVICES
Services, General
Hotel P #38
Motel P #38
Off-site services P #38
On-site services P #38
USES: TYPE:
4-2-070Q – INDUSTRIAL HEAVY (IH)
2 - 53 (Revised 1/07)
TYPES:
Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use
#=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use
Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the
Automall Improvement District; RMC 4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Requirements
SERVICES (Continued)
Drive-in/drive-through service AC #62
Vehicle rental, small P
Vehicle and equipment rental, large P #29
Day Care Services
Adult day care I P #55
Adult day care II H
Day care centers P #54
Family day care AC
Healthcare Services
Medical institutions H #56
VEHICLE RELATED ACTIVITIES
Body shops P #31
Car washes P
Fuel dealers P
Industrial engine or transmission rebuild P #31
Parking garage, structured, commercial or
public P
Parking, surface, commercial or public P #38
Park and ride, shared-use P
Park and ride, dedicated P #105
Railroad yards P
Tow truck operation/auto impoundment yard P
Transit centers H #38
Truck terminals P
Vehicle fueling stations P
Vehicle service and repair, large P
Vehicle service and repair, small P
Wrecking yard, auto H
Air Transportation Uses
Helipads, accessory to primary use H #38
STORAGE
Hazardous material, storage, on-site or off-
site, including treatment H #24
Indoor storage P
Outdoor storage P #57
Self-service storage P
Warehousing P
USES: TYPE:
INDUSTRIAL
Industrial, General
Assembly and/or packaging operations P
Commercial laundries, existing P #38
Commercial laundries, new P #38
Construction/contractor’s office P
Laboratories: light manufacturing P #38
Laboratories: research, development and
testing P
Manufacturing and fabrication, heavy P #67
Manufacturing and fabrication, light P
Manufacturing and fabrication, medium P #67
Solid Waste/Recycling
Recycling collection station and processing
center P #38
Recycling collection station P
Sewage disposal and treatment plants H
Waste recycling and transfer facilities P
UTILITIES
Communications broadcast and relay towers H #38
Electrical power generation and cogeneration H #66
Utilities, small P
Utilities, medium AD
Utilities, large H
WIRELESS COMMUNICATION FACILITIES
Lattice towers support structures AD #47
Macro facility antennas P #44
Micro facility antennas P
Mini facility antennas P #44
Minor modifications to existing wireless
communication facilities P #49
Monopole I support structures on private
property P #44
Monopole I support structures on public right-
of-way P #44
Monopole II support structures AD #47
Parabolic antennas – Large P #44
USES: TYPE:
4-2-070Q – INDUSTRIAL HEAVY (IH)
(Revised 1/07)2 - 54
TYPES:
Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use
#=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use
Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the
Automall Improvement District; RMC 4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Requirements
(Ord. 4786, 7-12-1999; Ord. 4803, 10-25-1999; Ord.
4827, 1-24-2000; Amd. Ord. 4963, 5-13-2002; Ord. 4982,
9-23-2002; Ord. 4999, 1-13-2003; Ord. 5080, 6-14-2004;
Ord. 5100, 11-1-2004; Ord. 5124, 2-7-2005; Ord. 5201,
4-17-2006; Ord. 5241, 11-27-06)
GENERAL ACCESSORY USES
Accessory uses per RMC 4-2-050 and as
defined in chapter 4-11 RMC, where not
otherwise listed in the Use Table AC
TEMPORARY USE
Sales/marketing trailers, on-site P #53
Temporary or manufactured buildings used for
construction P #10
Temporary uses P #53
USES: TYPE:
4-2-070R – URBAN CENTER NORTH 1 (UC-N1)
2 - 55 (Revised 1/07)
TYPES:
Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use
#=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use
Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the
Automall Improvement District; RMC 4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Requirements
4-2-070R URBAN CENTER NORTH 1 (UC-N1)
Uses allowed in the UC-N1 Zone are as follows:
USES: TYPE:
ANIMALS AND RELATED USES
Pets, common household, up to 3 per dwelling
unit or business establishment AC
RESIDENTIAL
Attached dwelling P #74
OTHER RESIDENTIAL, LODGING AND HOME
OCCUPATIONS
Caretaker’s residence AC
Home occupations AC
Retirement residences P #75
SCHOOLS
K-12 educational institution (public or private)H #76
Other higher education institution P
Trade or vocational school H #77
PARKS
Parks, neighborhood P
Parks, regional/community, existing P
Parks, regional/community, new P
OTHER COMMUNITY AND PUBLIC FACILITIES
Community Facilities
Religious institutions H
Service and social organizations H #78
Public Facilities
City government offices AD
City government facilities H
Other government offices and facilities H
OFFICE AND CONFERENCE
Conference centers P
Medical and dental offices P
Offices, general P
Veterinary offices/clinics P #78
RETAIL
Big-box retail P #79
Drive-in/drive-through, retail AC #78
Eating and drinking establishments P #81
Horticultural nurseries H
Retail sales P #82
Taverns P #82
ENTERTAINMENT AND RECREATION
Entertainment
Cultural facilities AD
Movie theaters P #83
Sports arenas, auditoriums, exhibition halls,
indoor H #84
Sports arenas, auditoriums, exhibition halls,
outdoor P #84
Recreation
Recreation facilities, indoor P #78
SERVICES
Services, General
Hotel P
On-site services P #78
Drive-in/drive-through service AC #78
Day Care Services
Adult day care I P #78
Adult day care II P #78
Day care centers P #78
Family day care home AC
Healthcare Services
Convalescent centers AD #85
Medical institutions H
VEHICLE RELATED ACTIVITIES
Parking garage, structured, commercial or
public P
Park and ride, shared-use P #107
Park and ride, dedicated P #107
Transit centers P
USES: TYPE:
4-2-070R – URBAN CENTER NORTH 1 (UC-N1)
(Revised 1/07)2 - 56
TYPES:
Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use
#=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use
Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the
Automall Improvement District; RMC 4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Requirements
(Ord. 5027, 11-24-2003; Amd. Ord. 5080, 6-14-2004;
Ord. 5100, 11-1-2004; Ord. 5241, 11-27-06)
INDUSTRIAL
Industrial, General
Assembly and/or packaging operations P #86
Laboratories: light manufacturing P
Laboratories: research, development and
testing P
Manufacturing and fabrication, light P
Manufacturing, airplane P
Manufacturing, airplane, accessory functions AC
UTILITIES
Utilities, small P
Utilities, medium AD
Utilities, large H
WIRELESS COMMUNICATION FACILITIES
Macro facility antennas H
Micro facility antennas P
Mini facility antennas AD
Minor modifications to existing wireless
communication facilities P
GENERAL ACCESSORY USES
Accessory uses per RMC 4-2-050 and as
defined in chapter 4-11 RMC, where not
otherwise listed in the Use Table AC
TEMPORARY USE
Sales/marketing trailers, on-site P #10
Temporary or manufactured buildings used for
construction P #10
Temporary uses P #53
USES: TYPE:
4-2-070S – URBAN CENTER NORTH 2 (UC-N2)
2 - 57 (Revised 1/07)
TYPES:
Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use
#=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use
Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the
Automall Improvement District; RMC 4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Requirements
4-2-070S URBAN CENTER NORTH 2 (UC-N2)
Uses allowed in the UC-N2 Zone are as follows:
USES: TYPE:
ANIMALS AND RELATED USES
Pets, common household, up to 3 per dwelling
unit or business establishment AC
RESIDENTIAL
Attached dwelling P #87
OTHER RESIDENTIAL, LODGING AND HOME
OCCUPATIONS
Caretaker’s residence AC
Home occupations AC
Retirement residences P #88
SCHOOLS
K-12 educational institution (public or private)H #89
Other higher education institution H #88
PARKS
Parks, neighborhood P
Parks, regional/community, existing P
Parks, regional/community, new P
OTHER COMMUNITY AND PUBLIC FACILITIES
Community Facilities
Religious institutions H #90
Service and social organizations H #90
Public Facilities
City government offices AD #90
City government facilities H #90
Other government offices and facilities H #90
OFFICE AND CONFERENCE
Conference center P #91
Medical and dental offices P #92
Offices, general P #93
RETAIL
Drive-in/drive-through, retail AC #80
Eating and drinking establishments P #94
Retail sales P #95
Taverns P #99
ENTERTAINMENT AND RECREATION
Entertainment
Cultural facilities AD #90
Movie theaters P #94
Sports arenas, auditoriums, exhibition halls,
indoor H #96
Sports arenas, auditoriums, exhibition halls,
outdoor H #96
Recreation
Marinas H #97
Recreation facilities, indoor P #94
SERVICES
Services, General
Hotel P #98
On-site services P #99
Drive-in/drive-through service AC #80
Day Care Services
Adult day care I P #100
Adult day care II P #100
Day care centers P #100
Family day care home AC
Healthcare Services
Convalescent centers AD #101
Medical institutions H #93
VEHICLE RELATED ACTIVITIES
Parking garage, structured, commercial or
public P #102
Transit center P #103
USES: TYPE:
4-2-070S – URBAN CENTER NORTH 2 (UC-N2)
(Revised 1/07)2 - 58
TYPES:
Blank = Not Allowed P=Permitted Use AC=Accessory Use H=Hearing Examiner Conditional Use
#=Condition(s) P#=Permitted provided condition can be met AD=Administrative Conditional Use
Uses may be further restricted by: RMC 4-3-020, Airport Related Height and Use Restrictions; RMC 4-3-040C, Uses Permitted in the
Automall Improvement District; RMC 4-3-050, Critical Areas Regulations; RMC 4-3-090, Shoreline Master Program Requirements
(Ord. 5027, 11-24-2003; Ord. 5100, 11-1-2004; Ord.
5241, 11-27-06)
VEHICLE RELATED ACTIVITIES (Continued)
Air Transportation Uses
Airplane manufacturing P
Airplane manufacturing, accessory functions AC
Helipads, accessory to primary use H #97
Helipads, commercial H #97
INDUSTRIAL
Industrial, General
Assembly and/or packaging operations P #104
Laboratories: light manufacturing P #104
Laboratories: research, development and
testing P #104
UTILITIES
Utilities, small P
Utilities, medium AD
Utilities, large H
WIRELESS COMMUNICATION FACILITIES
Macro facility antennas H
Micro facility antennas P
Mini facility antennas AD
Minor modifications to existing wireless
communication facilities P
GENERAL ACCESSORY USES
Accessory uses per RMC 4-2-050 and as
defined in chapter 4-11 RMC, where not
otherwise listed in the Use Table AC
TEMPORARY USE
Sales/marketing trailers, on-site P #10
Temporary or manufactured buildings used for
construction P #10
Temporary uses P #53
USES: TYPE:
4-2-080A
2 - 59 (Revised 7/07)
4-2-080 CONDITIONS ASSOCIATED WITH ZONING USE TABLES:
A. SUBJECT TO THE FOLLOWING
CONDITIONS:
1. Limited to locations within an existing or
new golf course or regional park.
2. In addition to the criteria of RMC 4-9-030,
Conditional Use Permits, the use must be
sited in conjunction with a gas station. Size
restrictions apply per use in RMC
4-2-120A. In the CN Zone, the use is limited
to operations enclosed within a building,
and sited in conjunction with an existing
gas station.
3. These uses shall not be located on the
ground floor along street frontage in the
“Downtown Pedestrian District.” See
Downtown Pedestrian District Map in RMC
4-2-080D.
4. Existing commercial laundry uses may be
continued and may be re-established for
purposes of rebuilding upon unintentional
destruction of property. Existing commer-
cial laundry uses may not expand beyond
their existing building footprint plus abutting
easements, loading, or parking areas. Ren-
ovations or alterations within the existing
building footprint are permitted. Existing
commercial laundry uses may add to the
height of buildings provided that the height
of the building not exceed forty two feet
(42′), and that additional height be used for
accessory office to support the commercial
laundry uses. Existing offsite warehousing
uses accessory to existing commercial
laundry uses may be continued but may not
be expanded beyond their existing building
footprint.
5. Professional bed and breakfast houses are
only allowed in the RM-U Zone.
6. Subject to the requirements of RMC
4-9-090, Home Occupations, with the writ-
ten approval of the property owner, if tenant
occupied.
7. Subject to the development standards
applicable to primary structures.
8. Allowed only in the Residential Multi-Family
Infill suffix. Twenty four (24) hour on-site
management required. The manager’s unit
is not subject to minimum density require-
ments. No estate, garage or other sales
from any leasable spaces. No outdoor stor-
age, including vehicle or trailer storage lots.
Self service storage uses in this zone are
subject to the following special develop-
ment standards: Temporary customer mov-
ing van/truck parking, if provided, must be
clearly marked with signage or paint. Side
and rear setbacks subject to the Commer-
cial Arterial Zone standards of RMC
4-2-120A, Development Standards for
Commercial Zoning Designations, in lieu of
the RM-I development standards.
9. Development consistent with an approved
“Master Plan” is considered to be a permit-
ted use. Other activities which are outright
permitted include the addition of up to four
(4) new portables, or changes in facilities
not exceeding ten percent (10%) of gross
floor area. Other proposed activities require
a Hearing Examiner conditional use permit.
10. Permitted when approved by the Develop-
ment Services Division and associated with
an active building or construction permit,
for a period not to exceed the duration of
construction.
11. Limited to storage of products in conjunc-
tion with retail, service, or office uses. Shall
not be located along the building street
frontage or in areas visible to the public.
12. Shall be developed as part of larger office
structures. Shall not stand alone and shall
not occupy more than twenty five percent
(25%) per building whose primary use is
office.
13.a. Administrative Headquarters
Office: These offices shall be associ-
ated with a permitted industrial use
listed in RMC 4-2-060I. The office
uses may be developed in conjunction
with, or subsequent to, the industrial
use.
b. General Offices: Excluding adminis-
trative headquarters offices, which are
permitted consistent with subsection
(13)(a) of this Section, general offices
are only allowed in the Employment
Area Valley (EAV) land use designa-
tion; provided that general offices that
are accessory to a primary use are
permitted outside the EAV. See EAV
Map in RMC 4-2-080B.
4-2-080A
(Revised 7/07)2 - 60
14. Except that when operations are predomi-
nantly conducted out-of-doors rather than
completely enclosed within an enclosed
structure, an administrative conditional use
permit is required.
15. Use is limited to building, hardware, and
garden. Except in the CD Zone, size restric-
tions apply per RMC 4-2-120A.
16. Subject to the density limitations located in
the development standards for this zone.
Residential uses shall not be located along
the street frontage on the ground floor in
the “Downtown Pedestrian District.”
17.a. General Office and Medical/Dental
Offices: Size restrictions apply per
RMC 4-2-120A. Additionally, the use
may only be permitted via administra-
tive conditional use permit subject to
the following criteria in addition to con-
ditional use criteria: (i) activities with a
limited need for walk-in clientele and
(ii) activities for which a reduction in
parking standards to one space per
five hundred (500) square feet of
gross floor space could be justified.
b. Administrative Headquarters
Office: New administrative headquar-
ters offices are not permitted. For
existing, legal administrative head-
quarters offices greater than three
thousand (3,000) square feet in size,
and in existence prior to January 1,
1999, the following expansions may
be allowed: (i) parking expansion may
be allowed; (ii) a one-time expansion
of building square footage, not
exceeding three thousand five hun-
dred (3,500) square feet, may be per-
mitted subject to site development
plan review. This provision allowing
expansion of building square footage
shall expire on December 1, 2006,
consistent with any approved develop-
ment agreements or covenants.
18.a. General Requirements: Subject to
the density limits of the development
standards for this zone and only per-
mitted within a structure containing
retail and/or on-site service uses on
the ground floor except in the Employ-
ment Area Valley or Commercial Busi-
ness Districts, as described below.
b. Employment Area Valley: Residen-
tial uses are not permitted in the
Employment Area Valley (EAV) land
use designation. See EAV Map in
RMC 4-2-080B.
c. Commercial Business Districts:
Townhouse units are allowed without
ground floor retail within the building if
located more than one hundred fifty
feet (150′) from an arterial in the NE
4th Business District, Sunset Business
District, and Puget Business District
with an administrative conditional use
permit, subject to the criteria in RMC
4-9-030K. Residential units developed
as part of a same building mixed-use
project are allowed at a maximum of
sixty (60) du/acre if the requirements
for mixed use development in the
Business District Overlay are met.
19. Subject to the density limitations located in
the development standards for this zone.
CN Zone – Additional: only permitted within
a structure containing retail and/or on-site
service uses on the ground floor.
20. Not allowed in locations within the Sunset
Business District, the NE 4th Business Dis-
trict, and within the Puget Business District.
21.a. General Requirements: Allowed only
in conjunction with offices, residences,
hotels, and convention centers, or
research and development facilities.
b. Integration of Uses: The use shall be
architecturally and functionally inte-
grated into the development.
Except for marinas, the use must be
housed in a structure containing one or
more of the uses listed in subsection
(21)(a) of this Section. The requirements in
subsection (21)(b) may be adjusted
through the Master Plan process.
22. Size restrictions apply per use in RMC
4-2-120A. In the CN Zone, fast food estab-
lishments are prohibited. In the CV Zone,
no office and conference uses are allowed
for parcels fronting, or taking primary
access from, Edmonds Avenue NE.
23. Limited to existing uses. Only those modifi-
cations or expansions which do not
increase production levels are permitted in
COR 1 and COR 2. Major modifications,
production increases, or expansions of
4-2-080A
2 - 60.1 (Revised 7/07)
existing use require a Hearing Examiner
conditional use permit in COR 1 or COR 2.
No modifications or expansions are
allowed in COR 3.
24. Use requires a Hearing Examiner condi-
tional use permit, unless accessory in
which case it is outright permitted. Use is
not permissible in the area south of I-405
and north of SW 16th Street, unless acces-
sory, in which case it is outright permitted.
Explosives and natural gas storage are not
permissible in the IL Zone.
25. A preschool or day care center, when
accessory to a public or community facility
listed in RMC 4-2-060J, is considered a
permitted use.
(Revised 7/07)2 - 60.2
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4-2-080A
2 - 61 (Revised 11/07)
26. Size restrictions apply per use in RMC
4-2-120A. Must be part of a mixed use
development.
27. Shall be architecturally and functionally
integrated into the overall development.
Freestanding establishments may be per-
mitted only if they are five thousand (5,000)
square feet or larger per establishment.
These requirements may be adjusted
through the Master Plan review process.
28. Accessory drive-through service is permit-
ted only in association with multi-story
buildings. The accessory drive-through ser-
vice shall be located to the side and/or rear
of the building, and integrated into the exte-
rior wall. Drive-through lanes shall not be
located between the street and the main
pedestrian access to the buildings. These
requirements may be adjusted through the
Site Plan review process.
29. Only allowed in the Employment Area Val-
ley (EAV) land use designation. See EAV
Map in RMC 4-2-080B. Provided that the
use is excluded within the area south of
I-405 and north of SW 16th Street.
30.a. Uses are limited to: Sales of mobile
or manufactured homes, building/
hardware/garden materials, lumber-
yards, and monuments/tombstones/
gravestones.
b. Location Restrictions:
i. Building/hardware/garden sales
and monuments/tombstones/grave-
stones sales are only allowed in the
Employment Area Valley (EAV) land
use designation. However, they are
excluded from the area south of I-405
and north of SW 16th Street. See EAV
Map in RMC 4-2-080B.
ii. Lumberyards are only allowed in
the IM and IH Zones. However, they
are excluded from the area south of
I-405 and north of SW 16th Street.
31. Operations must be conducted entirely
within an enclosed structure.
32. Outdoor recreation facilities are permitted
only in the Employment Area Valley (EAV)
land use designation. (See EAV map in
RMC 4-2-080B.) However, amusement
parks require a Hearing Examiner condi-
tional use permit.
33. Project size limitations of RMC 4-2-110F
apply. A preschool or day care center, when
accessory to public or community facilities
listed in RMC 4-2-060G, is considered a
permitted use and not a conditional use.
Additional Restrictions within the CV
Land Use Designation: Retail uses, eat-
ing/drinking establishments, and on-site
service uses are prohibited in R-14 areas
within the Center Village land use designa-
tion unless they are accessory to a school,
park, or entertainment and recreational use
as allowed in RMC 4-2-060E, F and J.
34. a. Accessory retail uses are permitted
where ordinarily incidental to the per-
mitted principal use.
b. Principal retail sales uses are only per-
mitted in the Employment Area Valley
(EAV) land use designation. See EAV
Map in RMC 4-2-080B.
35. Provided hives are established on lots a
minimum of one acre in size. Setbacks and
other limitations apply per RMC 4-4-010,
Standards and Review Criteria for Keeping
Animals.
36. A greater number of animals per acre than
are otherwise allowed in this zone may be
permitted as an administrative conditional
use; provided:
a. The keeping of animals must meet the
conditions of RMC 4-4-010F, General
Requirements for Keeping Animals;
and
b. For large and medium animals, a farm
management plan has been adopted
based on the King County Conserva-
tion District’s Farm Conservation and
Practice Standards showing that ade-
quate pasturage to support a larger
number of animals is provided.
37.a. General Requirements: Subject to
requirements of RMC 4-4-010, Stan-
dards and Review Criteria for Keeping
Animals. Hobby Kennels require a
Hobby Kennel License per RMC
4-9-100.
b. IL Zone – Kennels: In the IL Zone,
when operations are predominantly
conducted out of doors rather than
completely enclosed within an
4-2-080A
(Revised 11/07)2 - 62
enclosed structure, an administrative
conditional use permit is required.
c. IM Zone – Kennels and Hobby Ken-
nels: Within the area south of I-405
and north of SW 16th Street only
indoor kennels or indoor hobby ken-
nels are permitted.
38. Only allowed in the Employment Area Val-
ley (EAV) land use designation. See EAV
Map in RMC 4-2-080B.
39. Requirements for uses not associated with
a medical institution: Use must be located
within the Center Institution (CI) Compre-
hensive Plan land use designation.
40. Permitted when located within the Center
Institution (CI) Comprehensive Plan land
use designation.
41. Limited to the area south of I-405 and west
of SR-167/Rainier Avenue S.
42. Permitted only on the ground-floor level as
part of a residential project on RM-U zoned
properties fronting on South 7th Street.
(Amd. Ord. 4971, 6-10-2002)
43. Subject to the provisions of RMC 4-3-010,
Adult Retail and Entertainment Regula-
tions, and chapter 5-12 RMC, Adult Enter-
tainment Standards. In the CO zone, uses
shall be developed as part of larger office
structures, shall not stand alone, and shall
not occupy more than twenty five percent
(25%) per building whose primary use is
office.
44. Permitted provided that the facility has a
minimum setback of one hundred feet
(100') from any adjacent residentially
zoned parcel, otherwise an administrative
conditional use permit is required.
45.For Monopoles Proposed on Private
Property: May be allowed via a Hearing
Examiner conditional use permit; provided,
that the site is over one acre in size and the
facility has minimum setbacks of one hun-
dred feet (100') from any adjacent residen-
tially zoned parcel; otherwise the use is
prohibited.
For Monopoles Proposed on Public
Right-of-Way: May be allowed via an
administrative conditional use permit and
right-of-way use permit.
46. Eligible for an administrative conditional
use permit provided that the facility has a
minimum setback of one hundred feet
(100') from any adjacent residentially
zoned parcel, otherwise a Hearing Exam-
iner conditional use permit is required.
47. May be allowed by an administrative condi-
tional use permit if the monopole II facility is
to be constructed on property where wire-
less communication support structures
presently operate, and the new monopole II
facility will not exceed the height of the
existing support structures. Prohibited if
located within three hundred feet (300') of
an RC, R-1, R-4, R-8, R-10, or R-14 Zone
unless the Development Services Division
determines that all residentially zoned
property within three hundred feet (300') of
the proposed facility is undevelopable due
to critical areas regulations (RMC 4-3-050);
then the new wireless support structure can
be reviewed as an administrative condi-
tional use.
48. A Hearing Examiner conditional use permit
is required. However, this use is typically
prohibited if located within three hundred
feet (300') of an RC, R-1, R-4, R-8, R-10, or
R-14 Zone, unless the Development Ser-
vices Division determines that all residen-
tially zoned property within three hundred
feet (300') of the proposed facility is unde-
velopable due to critical areas regulations
(RMC 4-3-050), in which case the new
wireless support structure can be reviewed
as a Hearing Examiner conditional use per-
mit.
49. Whether emergency or routine, so long as
there is little or no change in the visual
appearance, as determined by the Zoning
Administrator.
50.a. General Requirements: Permitted
subject to the applicable density limita-
tions, building length, and dwelling unit
type mix requirements of the develop-
ment standards for this zone.
b. R-10 Zone: Limited to no more than
four (4) attached dwellings per build-
ing.
c. R-14 Zone: Buildings shall not exceed
six (6) dwelling units per structure
except as provided in RMC 4-9-065D,
Bonuses.
4-2-080A
2 - 62.1 (Revised 3/06)
51.a. General Requirements: No animals
are allowed on lots less than one acre
in size. Animal husbandry uses are
subject to the standards listed in RMC
4-4-010, Standards and Review Crite-
ria for Keeping Animals. Only combi-
nations of medium and small animals
or large and small animals may be per-
mitted outright on one acre, provided
that the overall total of animals is con-
sistent with the requirements per acre
(for example, twenty (20) small ani-
mals plus four (4) medium animals).
b. R-8 and R-10 Zones – Small Ani-
mals: Only six (6) or fewer small ani-
mals per acre are permitted.
c. R-8 and R-10 Zones – Large Ani-
mals: Large animals are permitted on
lots four (4) acres or greater in size.
Only one large animal per two (2)
acres is permitted.
52. Permitted when ancillary to a permitted use
where food and beverages are served on
the premises and located in an area with an
Employment Area Valley (EAV) land use
designation as shown on the City’s Com-
prehensive Plan Land Use Map, and
located south of I-405. In the case of the IM
Zone, the location is further limited to IM-
zoned areas south of SW 16th Street.
Should any court of competent jurisdiction
find that the City zoning for card rooms is
unconstitutional or illegal, then the City
elects to permit the existing card rooms to
continue operation as nonconforming legal
uses and otherwise bans card rooms.
53. Provided a temporary use permit is
obtained consistent with the provisions of
RMC 4-9-240, Temporary Use Permits.
54. Allowed outright in the Employment Area
Valley (EAV) land use designation. (See
EAV Map in RMC 4-2-080B.) Outside the
EAV, the use shall be developed as part of
larger office structures. Such uses shall not
stand alone and shall not occupy more than
twenty five percent (25%) per building
whose primary use is office.
55. a. Adult day care I on a property with a
nonresidential facility is only allowed
outright in the Employment Area Val-
ley (EAV). See EAV Map in RMC
4-2-080B. Outside of the EAV, an
administrative conditional use permit
is required.
b. Adult day care I on a property contain-
ing a residential use requires an
administrative conditional use permit
in any location.
56. Except not permissible within the Employ-
ment Area Valley (EAV). (See EAV Map in
RMC 4-2-080B.)
57. Only allowed in the Employment Area Val-
ley (EAV) land use designation, unless the
use is accessory in which case it is allowed
outside the EAV. See EAV Map in RMC
4-2-080B.
58. Only allowed in the Employment Area Val-
ley (EAV) land use designation. See EAV
Map in RMC 4-2-080B. Outside of the EAV,
use is allowed as an administrative condi-
tional use.
59. Excluded within the area south of I-405 and
north of SW 16th Street.
60. Subject to the size restrictions of RMC
4-2-120A. Retail sales uses are limited to:
flowers/plants and floral supplies; mini-
marts; crafts, including supplies and fin-
ished products, gift shops, and specialty
markets.
61. No drive-through service shall be permit-
ted, except for financial institutions which
are permitted three (3) accessory drive-up
windows that shall be part of the exterior
wall of the financial institution structure.
62. Outside the Employment Area Valley (EAV)
land use designation (see EAV Map in
RMC 4-2-080B), drive-through is permitted
only when accessory to a financial institu-
tion. Financial institutions are permitted
three (3) accessory drive-up windows that
shall be part of the exterior wall of the finan-
cial institution structure. Within the EAV,
drive-through service is permitted.
63. Subject to the size restrictions of RMC
4-2-120A. On-site services excluding dry
cleaning, real estate offices, and fitness
centers.
64. Limited to storage in association with rental
services. In the CV Zone and within one
thousand two hundred feet (1,200′) of NE
4th Street within the NE 4th Corridor, an
administrative conditional use permit is
required. Not allowed within one thousand
4-2-080A
(Revised 3/06)2 - 62.2
two hundred feet (1,200′) of Sunset Boule-
vard within the Sunset Corridor. Size
restrictions apply per RMC 4-2-120A.
65. Allowed outright in the Employment Area
Valley (EAV) land use designation. (See
EAV Map in RMC 4-2-080B.) Outside the
EAV, the use is limited to health clubs/fit-
ness centers/sports clubs, which shall be
developed as part of larger office struc-
tures. Such uses shall not stand alone and
shall not occupy more than twenty five per-
cent (25%) of any one floor of a building
whose primary use is office.
66. Requires a Hearing Examiner conditional
use permit, except that electrical power
generation and co-generation is permitted
as an accessory use when located more
than one hundred feet (100′) from any
property zoned for residential use, i.e. RC,
R-1, R-4, R-8, R-10, R-14, RM, and produc-
ing less than ten (10) megawatts of electric-
ity. In the CO Zone, the use must be
accessory to a medical institution.
67. Chemical and allied products manufactur-
ing operations, or operations which are
conducted predominantly out of doors,
require a Hearing Examiner conditional use
permit in the IM Zone, and an administra-
tive conditional use permit in the IH Zone,
except that these uses are not permissible
in the area south of I-405 and north of SW
16th Street.
68. Within the NE 4th Business District, within
the Sunset Business District and within the
Puget Drive Business District:
a. Uses are subject to the size restric-
tions of RMC 4-2-120A, and
b. Within Puget and Sunset Business
Districts, department stores are not
permitted.
69. Within the NE 4th Business District, within
the Sunset Business District and within the
Puget Drive Business District, uses are
subject to the size restrictions of RMC
4-2-120A. Within the Sunset and Puget
Business Districts, only the following on-
site services are permitted: entertainment
media rental, financial and real estate ser-
vices, and repair services (excluding auto
repair). Rental services require an adminis-
trative conditional use permit.
70. No drive-through service shall be permit-
ted, except for multi-story financial institu-
tions which are permitted three (3)
accessory drive-up windows. The acces-
sory drive-through service shall be located
to the side and/or rear of the building, and
the windows shall be part of the exterior
wall. Drive-through lanes shall not be
located between the street and the main
pedestrian access to the buildings. These
requirements may be adjusted through the
Site Plan review process.
71. Only allowed in the Employment Area Val-
ley (EAV) land use designation south of
I-405 subject to a Hearing Examiner Condi-
tional Use Permit. See EAV Map in RMC
4-2-080B.
No secure community transition facility
(SCTF) shall:
a. House more than six persons, exclud-
ing resident staff. Any increase in the
number of resident beds shall require
an entirely new application.
b. Be allowed within three hundred thirty
feet (330′) of any residential zone
located within or outside the City limits.
c. Be allowed adjacent to, abutting,
across a parking lot from, or within the
“line of sight” from a “risk potential
activity” as defined in RCW 71.09.020,
now or as hereafter amended, or risk
potential facilities in existence at the
time a site is listed for consideration.
For the purposes of granting a Condi-
tional Use Permit for siting an SCTF,
the Reviewing Official shall consider a
permanent, unobstructed visual dis-
tance of six hundred feet (600′) to be
within “line of sight.” The Reviewing
4-2-080A
2 - 62.3 (Revised 7/07)
Official may reduce the distance to
less than six hundred feet (600′)
through the Conditional Use Permit
process, if the applicant can demon-
strate that a visual barrier exists or can
be created that would reduce the line
of sight to less than six hundred feet
(600′). Risk potential facilities currently
include, but are not limited to:
• Community and recreation cen-
ters,
• Churches, synagogues, temples
and mosques,
• Licensed day care,
• Licensed preschool facilities,
• Public libraries,
•Public parks,
• Public and private schools,
• School bus stops,
• Sports fields, or
• Publicly dedicated trails.
d. Be located within one mile from any
SCTF, work release, prerelease, or
similar facility.
“Distance” referenced in paragraphs b, c,
and d of this section is measured by follow-
ing a straight line from the nearest point of
the building in which the secure community
treatment facility is to be located, to the
nearest point of the zoning boundary line or
property line of the lot on which the buffered
use is located.
The City may impose conditions to mitigate
any potential adverse impact of the SCTF
on surrounding uses, except that the Con-
ditional Use Permit conditions may not
impose restrictions on the SCTF greater
than those set forth in RCW 71.09.285
through 71.09.340 inclusive.
72. Big-box retail uses are subject to compli-
ance with design regulations applicable to
District ‘C’ as detailed in RMC 4-3-100,
except in the Employment Area – Valley
south of Interstate 405.
Big-box retail uses are not permitted in the
NE 4th Street Commercial Corridor, Puget
Commercial Corridor, and NE Sunset Bou-
levard Commercial Corridor within the
Commercial Arterial (CA) Zone.
73. Within the Center Village Zone, garden
style apartments are prohibited. Ground
floor commercial development at a mini-
mum of seventy five percent (75%) of the
frontage of the building is required for all
residential projects on parcels abutting NE
Sunset Boulevard east of Harrington Ave-
nue NE.
74. a. Flats permitted only north of N. 8th
Street unless part of a mixed use
structure with ground-floor commer-
cial. Flats are permitted with a maxi-
mum density of eighty five (85) d.u./
net acre. All residential parking except
that intended for guests is required to
be located in structured parking. A
bonus of up to one hundred fifty (150)
d.u./net acre permitted for flats in a
mixed use structure with ground-floor
commercial uses within them.
b. Townhouses: Parking is required to
be provided under a structure. A max-
imum height of three stories is allowed
for townhouses. Minimum density of
twenty (20) d.u./net acre permitted
and maximum of twenty five (25) d.u./
net acre permitted.
75. Only permitted west of Park Ave. and south
of N. 8th Street.
76. Only Grades 9 through 12 permitted.
77. a. Only permitted north of N. 8th Street
and as part of a mixed use structure.
b. Limited to training related to research
and development, arts, computer sci-
ences, business, culinary arts, medi-
cal-related fields and/or other
knowledge-based industries.
78. No freestanding structures permitted
unless architecturally and functionally inte-
grated into an overall shopping center or
mixed use development.
79. a. Must function as an anchor to larger
retail developments that are planned
as part of an integrated and cohesive
center.
b. Big-box use must be connected to
additional structures within a shopping
center with supporting retail or service
uses structures with common walls, or
4-2-080A
(Revised 7/07)2 - 62.4
plazas, or other similar features,
excluding pushcarts/kiosks.
c. Buildings oriented along Park Avenue
must have one or more pedestrian
entries on Park Avenue.
80. Drive-through windows must abut a build-
ing facade or wall and must be located
within the building footprint.
81. No stand-alone structures smaller than five
thousand (5,000) square feet, except for
pushcarts/kiosks, unless architecturally
and functionally integrated into a shopping
center or mixed use development.
82. a. Multi-story, stand-alone retail buildings
greater than seventy five thousand
(75,000) square feet are allowed only
with structured parking and a maxi-
mum building footprint of sixty five
thousand (65,000) square feet.
b. No freestanding structures smaller
than five thousand (5,000) square feet
are permitted, unless architecturally
and functionally integrated into overall
shopping center or mixed use devel-
opment.
c. Buildings oriented along Park Avenue
must have one or more pedestrian
entries on Park Avenue.
83. a. Movie facilities with more than four (4)
screens must be architecturally and
functionally integrated into overall
shopping center or mixed use devel-
opment.
b. Buildings oriented along Park Avenue
must have one or more pedestrian
entries on Park Avenue.
84. Permitted subject to the conditional use cri-
teria regarding airport compatibility located
in RMC 4-3-020.
85. Only permitted south of N. 8th Street.
86. Limited to airplane manufacturing, biotech-
nology, life science, information technology
(i.e., hardware, software, computer compo-
nents), or other high technology industry.
87.a. Attached Dwelling Units, General:
Not allowed within one thousand feet
(1,000′) of the centerline of Renton
Municipal Airport runway. Permitted as
mixed use structures with ground-floor
commercial except that parcels may
be developed exclusively for attached
dwelling units if:
i. The entire frontage of the block is
residential,
ii. Support facilities such as exer-
cise facilities, lobbies, etc., face
the street frontage and living
areas are in the rear, or
iii. Entries to attached dwelling units
are slightly elevated above the
sidewalk level.
b. Stacked Flats: In addition to required
provisions of attached dwelling units,
general, above, the following provi-
sions are required:
i. Structured parking is required
north of N. 8th Street.
ii. South of N. 8th Street, only guest
parking may be provided as sur-
face parking.
iii. A minimum of twenty (20) dwell-
ing units per net acre are
required.
c. Townhouses: In addition to required
provisions of attached dwelling units,
general, above, a minimum density of
twenty (20) dwelling units per net acre
is required.
88. a. Not permitted within one thousand feet
(1,000′) of the centerline of Renton
Municipal Airport runway.
b. Structured parking is required north of
N. 8th Street.
c. Buildings oriented to pedestrian
streets must have ground-floor com-
mercial uses within them.
89. Not permitted within one thousand feet
(1,000′) of the centerline of Renton Munici-
pal Airport runway.
90. Structured parking required north of N. 8th
Street.
91. a. Not permitted within one thousand feet
(1,000′) of the centerline of Renton
Municipal Airport runway.
b. Structured parking required north of N.
8th Street.
4-2-080A
2 - 62.5 (Revised 11/07)
c. If located north of N. 8th Street, then
must be located in a mixed use struc-
ture.
d. Buildings oriented to pedestrian
streets, must have ground-floor com-
mercial uses within them.
92. a. Structured parking required north of N.
8th Street.
b. Buildings oriented to pedestrian
streets must have ground-floor com-
mercial uses within them.
c. Must be located within a mixed use
structure.
93. a. Structured parking required north of N.
8th Street.
b. Buildings oriented to pedestrian
streets must have ground-floor com-
mercial uses within them.
94. a. Must be located within a mixed use
structure.
b. Structured parking required north of N.
8th Street.
95. a. Multi-story, stand-alone retail buildings
greater than seventy five thousand
(75,000) square feet are allowed only
with structured parking and a maxi-
mum building footprint of sixty five
thousand (65,000) square feet.
b. Structured parking required north of N.
8th Street.
96. a. Not permitted within one thousand feet
(1,000') of the centerline of Renton
Municipal Airport runway. Beyond one
thousand feet (1,000') of the centerline
of the Renton Municipal Airport run-
way, this use is allowed subject to the
conditional use criteria regarding air-
port compatibility located at RMC
4-3-020.
b. Structured parking required north of N.
8th Street.
c. Buildings oriented to pedestrian
streets must have ground-floor com-
mercial uses within them.
97. The use shall be architecturally and func-
tionally integrated into a larger mixed use
development.
98. a. Not permitted within one thousand feet
(1,000') of the centerline of Renton
Municipal Airport runway.
b. Structured parking is required.
c. Buildings oriented to pedestrian
streets must have ground-floor com-
mercial uses within them.
99. Must be located within a mixed use struc-
ture.
100. a. Not permitted within one thousand feet
(1,000') of the centerline of Renton
Municipal Airport runway.
b. Must be located within a mixed use
structure.
101. a. Not permitted within one thousand feet
(1,000') of the centerline of Renton
Municipal Airport runway.
b. Permitted only south of N. 8th Street.
c. Buildings oriented to pedestrian
streets must have ground-floor com-
mercial uses within them.
102. Buildings oriented to pedestrian streets
must have ground-floor commercial uses
within them.
103. Structured parking is required.
104. a. Limited to airplane manufacturing and
related accessory uses, biotechnol-
ogy, life science, information technol-
ogy (i.e., hardware, software,
computer components), or other high
technology industry.
b. For uses other than airplane manufac-
turing and related accessory uses,
structured parking required north of N.
8th Street.
c. For uses other than airplane manufac-
turing and related accessory uses,
buildings oriented to pedestrian
streets must have ground-floor com-
mercial uses within them.
105. Not permitted when west or north of I-405.
106. Only structured park and rides are permit-
ted in the Center Village Comprehensive
Plan designation.
107. Only structured park and rides are permit-
ted.
4-2-080A
(Revised 11/07)2 - 62.6
108. Permitted on existing parking required as
accessory parking for a nonresidential use.
109. Not permitted in the area bounded by SW
7th Street, Shattuck Avenue, Airport Way
and Hardie Avenue except when part of a
mixed-use transit oriented development
with structured parking.
110. Limited to existing fueling stations in the
Commercial Neighborhood (CN) Zone.
(Ord. 4186, 11-14-1988; Ord. 4404, 6-7-1993;
Ord. 4432, 12-20-1993; Ord. 4466, 8-22-1994;
Ord. 4631, 9-9-1996; Ord. 4736, 8-24-1998; Ord.
4773, 3-22-1999; Ord. 4777, 4-19-1999; Ord.
4786, 7-12-1999; Ord. 4802, 10-25-1999; Ord.
4803, 10-25-1999; Ord. 4827, 1-24-2000; Ord.
4840, 5-8-2000; Ord. 4847, 6-19-2000; Amd. Ord.
4963, 5-13-2002; Ord. 4982, 9-23-2002; Ord.
5001, 2-10-2003; Ord. 5018, 9-22-2003; Ord.
5027, 11-24-2003; Ord. 5028, 11-24-2003; Ord.
5080, 6-14-2004; Ord. 5100, 11-1-2004; Ord.
5124, 2-7-2005; Ord. 5191, 12-12-2005; Ord.
5241, 11-27-2006; Ord. 5286, 5-14-2007; Ord.
5305, 9-17-2007)
4-2-080F
2 - 67 (Revised 3/06)
F. AUTOMALL:
(Ord. 5100, 11-1-2004; Ord. 5191, 12-12-2005)
4-2-100A
(Revised 3/06)2 - 68/72
4-2-090 (Reserved)
4-2-100 ZONING STANDARDS
TABLES:
A. STANDARDS ESTABLISHED:
The following tables contain density, dimension
standards, and other limitations for the various
zones. Additional development requirements
found in these tables not related to zoning will
also apply.
B. TABLES:
There are five (5) separate tables dealing with the
following general land use categories and zones:
RESIDENTIAL SINGLE FAMILY (RC, R-1, R-4,
R-8)
RESIDENTIAL MULTI-FAMILY (R-10, R-14, RM)
COMMERCIAL (CN, CV, CA)
COMMERCIAL (CD, CO, COR)
INDUSTRIAL (IL, IM, IH)
C. INTERPRETATION OF TABLES:
Development standards are listed down the left
side of the tables and the zones are listed at the
top. The table cells contain the minimum and, in
some cases, maximum dimensional require-
ments of the zone. The small numbers (subscript)
in a cell indicate additional requirements or de-
tailed information which is not able to fit in the ta-
ble format. A blank cell indicates there are no
specific requirements.
4-2-110A
2 - 73 (Revised 11/07)
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4-2-110A
(Revised 11/07)2 - 74
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4-2-110D
2 - 81 (Revised 6/05)
4-2-110D
CONDITIONS ASSOCIATED WITH
DEVELOPMENT STANDARDS TABLE FOR
SINGLE FAMILY RESIDENTIAL ZONING DESIGNATIONS
1. a. Phasing, shadow platting, or land
reserves may be used to satisfy the
minimum density requirements if the
applicant can demonstrate that the
current development would not pre-
clude the provision of adequate
access and infrastructure to future
development and would allow for the
eventual satisfaction of minimum den-
sity requirements through future
development.
b. In the event the applicant can show
that minimum density cannot be
achieved due to lot configuration, lack
of access, environmental or physical
constraints, minimum density require-
ments may be waived by the Review-
ing Official.
2. Use-related provisions are not variable.
Use-related provisions that are not eligible
for a variance include: building size, units
per structure/lot, or densities. Unless
bonus size or density provisions are spe-
cifically authorized, the modification of
building size, units per structure, or densi-
ties requires a legislative change in the
code provisions and/or a Comprehensive
Plan amendment/rezone.
3. Clustering is allowed to meet objectives
such as preserving significant natural fea-
tures, providing neighborhood open space,
or facilitating the provision of sewer ser-
vice. Within designated urban separators,
clustering is required, consistent with the
provision of RMC 4-3-110, Urban Separa-
tor Overlay Regulations.
a. The maximum net density require-
ment shall not be exceeded except
that within urban separators a density
bonus may be granted allowing the
total density to achieve one dwelling
unit per gross contiguous acre for
projects that meet the following crite-
ria:
(i) Provision of native vegeta-
tion cover on sixty-five per-
cent (65%) of the gross area
of all parcels in the land use
action, including both the
area within and outside the
open space corridor, with
either existing or new vegeta-
tive cover, and at least one of
the following additional crite-
ria:
(A) Enhancement of wetlands is
provided at a ratio of one-half
(1/2) acre enhanced for one
acre delineated within the
urban separator pursuant to
RMC 4-3-050M12b, Evalua-
tion Criteria, and RMC
4-3-050M12c, Wetlands Cho-
sen for Enhancement.
Enhancement proposed for a
density bonus may not also
be used for a mitigation for
other wetland alterations.
(B) Legal nonconforming uses
are removed from the site
and/or brought into conform-
ance with Renton standards.
(C) Natural surface pedestrian
trails, with public access, are
provided as part of an
adopted trail system or,
where there is no planned
trail system, in a configuration
approved by the Reviewing
Official.
(D) In the absence of either wet-
lands or legal nonconforming
uses on the site, public
access and trails shall be
required to the satisfaction of
the Reviewing Official.
(ii) Parcels within the urban sep-
arator may be combined into
larger contiguous holdings to
allow platting to achieve
bonus density; however,
existing legal lots shall not be
reduced in land area for the
purpose of transferring den-
sity unless such lots are
included in a proposed plat.
4-2-110D
(Revised 6/05)2 - 82
b. The area of individual lots shall not be
less than ten thousand (10,000)
square feet.
4. Allowed Projections into Setbacks:
a.Fireplace Structures, Windows:
Fireplace structures, bay or garden
windows, enclosed stair landings, and
similar structures as determined by
the Zoning Administrator may project
twenty four inches (24″) into any set-
back; provided, such projections are:
(i) Limited to two (2) per facade.
(ii) Not wider than 10′.
b.Fences: See RMC 4-4-040.
c.Steps and Decks: Uncovered steps
and decks not exceeding eighteen
inches (18″) above the finished grade
may project to any property line.
Uncovered steps and decks having no
roof covering and not exceeding forty
two inches (42″) high may be built
within the front yard setback.
d.Eaves: Eaves and cornices may
project up to twenty four inches (24″)
into any required setback.
5. In order to be considered detached, a
structure must be sited a minimum of six
feet (6′) from any residential structure.
6. A front yard setback of less than twenty
feet (20′) is allowed if equal to or greater
than the average of the front yard setback
of the existing, abutting primary structures;
however, in no case shall a minimum set-
back of less than twenty feet (20′) be
allowed for garages which access from the
front yard street(s).
7. For pre-existing legal lots having less than
the minimum lot width required by this Sec-
tion, the following chart shall apply for
determining the required minimum side
yard width along a street:
However, in no case shall a structure over
forty two inches (42″) in height intrude into
the twenty-foot (20′) clear vision area
defined in RMC 4-11-030.
8. In no case shall building height exceed the
maximum allowed by the Airport Related
Height and Use Restrictions, for uses
located within the Federal Aviation Admin-
istration Airport Zones designated under
RMC 4-3-020.
9. “Public Suffix” (P) properties are allowed
the following height bonus: Publicly owned
structures shall be permitted an additional
fifteen feet (15′) in height above that other-
wise permitted in the zone if “pitched
roofs,” as defined herein, are used for at
least sixty percent (60%) or more of the
roof surface of both primary and accessory
structures. In addition, the height of a pub-
licly owned structure may be increased as
follows, up to a maximum height of sev-
enty five feet (75′) to the highest point of
the building:
WIDTH OF EXISTING,
LEGAL LOT
MINIMUM SIDE YARD
WIDTH ALONG A
STREET
RC ZONE
150 feet or less 25 ft.
R-1 ZONE
Less than or equal to 50 ft.10 ft.
50.1 to 51 ft.11 ft.
51.1 to 52 ft.12 ft.
52.1 to 53 ft.13 ft.
53.1 to 54 ft.14 ft.
54.1 to 55 ft.15 ft.
55.1 to 56 ft.16 ft.
56.1 to 57 ft.17 ft.
57.1 to 58 ft.18 ft.
58.1 to 59 ft.19 ft.
59.1 and greater 20 ft.
R-4 or R-8 ZONE
Less than or equal to 50 ft.10 ft.
50.1 to 52 ft.11 ft.
52.1 to 54 ft.12 ft.
54.1 to 56 ft.13 ft.
56.1 to 58 ft.14 ft.
58.1 or greater 15 ft.
4-2-110D
2 - 82.1 (Revised 11/07)
a. When abutting a public street, one
additional foot of height for each addi-
tional one and one-half feet (1-1/2') of
perimeter building setback beyond the
minimum street setback required;
and/or
b. When abutting a common property
line, one additional foot of height for
each additional two feet (2') of perime-
ter building setback beyond the mini-
mum required along a common
property line.
10. Small lot clusters of up to a maximum of
fifty (50) lots shall be allowed within the
R-4 zone, when at least thirty percent
(30%) of the site is permanently set aside
as “significant open space.” Such open
space shall be situated to act as a visual
buffer between small lot clusters and other
development in the zone. The percentage
of open space required may be reduced by
the reviewing official to twenty percent
(20%) of the site when:
a. Public access is provided to open
space; and
b. Soft surface trails are provided within
wetland buffers; and
c. Storm water ponds are designed to
eliminate engineered slopes requiring
fencing and enhanced to allow pas-
sive and/or active recreation.
All portions of a site that are not dedicated
to platted single family lots or a dedicated
right-of-way shall be set in a separate tract
and/or tracts to preserve existing viable
stands of trees or other native vegetation.
The tract may also be used as a receiving
area for tree replacement requirements in
accordance with RMC 4-4-130H.
Such tracts shall be shown and recorded
on the face of the plat to be preserved in
perpetuity.
Such tracts may be included in contiguous
open space for the purposes of qualifying
for small lot clustered development.
Where trees are removed, they shall be
replaced in accordance with RMC
4-4-130H.
11. Lot size, width, and depth may be reduced
by the Reviewing Official when, due to lot
configuration or access, four (4) dwelling
units per net acre cannot be achieved. The
reduction shall be the minimum needed to
allow four (4) dwelling units per net acre
and shall be limited to the following mini-
mum dimensions:
Lot size – seven thousand two hundred
(7,200) sq. ft.
Lot width – sixty feet (60').
Lot depth – seventy feet (70').
12. When lot size is reduced for the purpose of
achieving maximum density, setbacks may
also be reduced by the Reviewing Official.
Setback reductions shall be limited to the
following:
Front – twenty feet (20').
Side yard along a street – fifteen feet (15')
primary structure, twenty feet (20')
attached garage with access from the side
yard.
Side – Minimum side yard combined set-
back – fifteen feet (15').
Minimum for one yard – five feet (5').
13. For properties vested with a complete plat
application prior to November 10, 2004,
and for the Mosier II, Maplewood East and
Anthone, the following standards apply.
Vested plats must be developed within five
(5) years of preliminary plat approval and/
or annexation.
Maximum density – five (5) dwelling units
per net acre.
Minimum lot size – seven thousand two
hundred (7,200) sq. ft.
Minimum lot width – sixty feet (60') for inte-
rior lots, seventy feet (70') for corner lots.
Minimum lot depth – seventy feet (70').
Minimum front yard – fifteen feet (15') for
the primary structure, twenty feet (20') for
an attached or detached garage. For a unit
with alley access garage, the front yard
setback for the primary structure may be
reduced to ten feet (10') if all parking is
provided in the rear yard of the lot with
access from a public right-of-way or alley.
Minimum side yard along a street – fifteen
feet (15').
Minimum side yard – five feet (5').
4-2-110D
(Revised 11/07)2 - 82.2
14. Covenants filed as part of any final plat
shall establish that future division of land
within the plat must be consistent with the
maximum density requirements as mea-
sured within the plat as a whole as of the
time of future division.
(Amd. Ord. 4963, 5-13-2002; Ord. 5100,
11-1-2004; Ord. 5132, 4-4-2005; Ord. 5153,
9-26-2005; Ord. 5306, 9-17-2007)
4-2-110E
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4-2-110E
(Revised 1/05)2 - 86
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R-
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2 - 95 (Revised 7/07)
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R-
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4
RM
4-2-110F
(Revised 7/07)2 - 96
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1
0
R-
1
4
RM
4-2-110F
2 - 97 (Revised 7/07)
Co
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l
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s
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M
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4
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(Revised 7/07)2 - 102.2
This page left intentionally blank.
4-2-110H
2 - 103 (Revised 1/05)
4-2-110H
CONDITIONS ASSOCIATED WITH
DEVELOPMENT STANDARDS TABLE FOR
MULTI-FAMILY RESIDENTIAL ZONING DESIGNATIONS
1. Front and rear setbacks in the RM-U Zone
may be reduced to zero feet (0′) by the
Reviewing Official during the site develop-
ment plan review process provided the
applicant demonstrates that the project will
provide a compensatory amenity such as
an entryway courtyard, private balconies
or enhanced landscaping.
2. If the structure located in the RM-U Zone
exceeds four (4) stories in height, a fifteen
foot (15′) front setback from the property
line shall be required of all portions of the
structure which exceed four (4) stories.
This requirement may be modified by the
Reviewing Official during the site develop-
ment plan review process to a uniform five
foot (5′) front setback for the entire struc-
ture; provided, that the structure provides a
textured or varied facade (e.g., multiple
setbacks, brickwork and/or ornamenta-
tion) and consideration of the pedestrian
environment (e.g., extra sidewalk width,
canopies, enhanced landscaping).
3. Minimum side yard setbacks for detached
dwellings on lots with zero lot line on one
side: ten feet (10′) on side with side yard.
Five feet (5′) maintenance/no build ease-
ments on lots adjoining the zero lot line
shall be required.
4. Use-related provisions are not variable.
Use-related provisions that are not eligible
for a variance include: building size, units
per structure/lot, or densities. Unless
bonus size or density provisions are spe-
cifically authorized, the modification of
building size, units per structure, or densi-
ties requires a legislative change in the
code provisions and/or a Comprehensive
Plan amendment/rezone.
5. In all districts except the “U” and “T,” more
stories and an additional ten feet (10′) in
height may be obtained through the provi-
sion of additional amenities such as
pitched roofs, additional recreation facili-
ties, underground parking, and/or addi-
tional landscaped open space areas, as
determined through the site development
plan review process.
6. In the “F” District, additional height for a
residential dwelling structure may be
obtained through the site development
plan review process depending on the
compatibility of the proposed buildings with
adjacent existing residential development.
In no case shall the height of a residential
structure exceed forty five feet (45′).
7. In no case shall building height exceed the
maximum allowed by the Airport Compati-
ble Land Use Restrictions, for uses located
within the Federal Aviation Administration
Airport Zones designated under RMC
4-3-020.
8. Allowed projection into setbacks:
a. Fireplace structures, bay or garden
windows, enclosed stair landings, and
similar structures as determined by
the Zoning Administrator may project
twenty four inches (24″) into any set-
back in the R-10, R-14 and RM Zones
and may project thirty inches (30″)
into a street setback in the R-14 Zone,
provided, such projections are:
(i) Limited to two (2) per facade.
(ii) Not wider than ten feet (10′).
b. Fences, rockeries, and retaining walls
with a height of forty eight inches
(48″) or less may be constructed
within any required setback; provided,
that they are located outside of the
twenty foot (20′) clear vision area
specified in RMC 4-11-030, definition
of “clear vision area.”
c. Uncovered steps and decks not
exceeding eighteen inches (18″)
above the finished grade may project
to the property line.
d. Steps and decks having no roof cov-
ering and being not over forty two
inches (42″) high may be built within
the front yard setback.
e. In the R-14 Zone only, uncovered
decks eighteen inches (18″) or higher
above grade at any point along outer
edge of structure may project twenty
4-2-110H
(Revised 1/05)2 - 104
four inches (24″) into an interior set-
back.
f. Eaves and cornices may project up to
twenty four inches (24″) into any
required setback.
9. A front yard setback of less than twenty
feet (20′) may be allowed by the Develop-
ment Services Division if the average front
setback of existing primary structures on
lots abutting the side yards is less than
twenty feet (20′). In such case, the front
yard setback shall not be less than the
average of the front setback of the abutting
primary structures; however, in no case
shall a minimum setback of less than
twenty feet (20′) be allowed for garages
which access from the front yard street(s).
10. See RMC 4-3-100, Urban Center Design
Overlay Regulations.
11. Except animal husbandry related struc-
tures.
12. In order to be considered detached, a
structure must be sited a minimum of six
feet (6′) from any residential structure.
13. In the event the applicant shows that mini-
mum density cannot be achieved due to lot
configuration, lack of access, or physical
constraints, minimum density requirements
may be reduced by the Reviewing Official.
Phasing, shadow platting, or land reserves
may be used to satisfy the minimum den-
sity requirements if the applicant can dem-
onstrate that the current development
would not preclude the provision of ade-
quate access and infrastructure to future
development and would allow for the even-
tual satisfaction of minimum density
requirements through future development.
Within the Urban Center, surface parking
may be considered a land reserve.
14. Adjacent is defined as “lots located across
a street, railroad or right-of-way, except
limited access roads.”
15. Abutting is defined as “lots sharing com-
mon property lines.”
16. The Reviewing Official may modify this
provision, through the site development
plan review process, where it is deter-
mined that specific portions of the required
landscaping strip may be developed and
maintained as a usable public open space
with an opening directly to a public
entrance.
17. The Reviewing Official may permit,
through the site development plan review
process, the substitution for the fifteen foot
(15′) wide landscaping strip, of a ten foot
(10′) wide landscaped setback and a sight-
obscuring solid barrier wall (e.g., landscap-
ing or solid fence), in order to provide rea-
sonable access to the property.
The solid barrier wall shall be designed in
accord with the site development plan
review section and shall be located a mini-
mum of five feet (5′) from abutting prop-
erty(ies) zoned and or designated for
“residential” use. The Reviewing Official
may also modify the sight-obscuring land-
scaping provision, through the site devel-
opment plan review process, if necessary
to provide reasonable access to the prop-
erty.
A secured maintenance agreement or
easement for the landscape strip is
required.
18. The applicant must demonstrate to the
Reviewing Official that the proposed devel-
opment will:
a. Be developed to standards equivalent
to those requirements established in
this chapter for yards, land areas,
widths, setbacks and frontages, and
b. Provide access and infrastructure to
serve the development, equivalent to
those requirements established in the
subdivision regulations.
19. For existing parcels which are a maximum
size of one half (1/2) acre, as of the effec-
tive date hereof, and which are proposed
to be developed with townhouse develop-
ment, an exemption from lot width or depth
requirements may be permitted if the
Reviewing Official determines that pro-
posed alternative width standards are con-
sistent with site development plan review
section criteria.
20. Setbacks shall be measured consistent
with the “yard requirement” in chapter 4-11
RMC, except in the case of “shadow lots,”
setbacks shall be measured from the
“shadow lot lines” in the same manner as a
conventionally subdivided lot.
4-2-110H
2 - 105 (Revised 1/05)
21. “Public Suffix” (P) properties are allowed
the following height bonus: Publicly owned
structures shall be permitted an additional
fifteen feet (15′) in height above that other-
wise permitted in the zone if “pitched
roofs,” as defined herein, are used for at
least sixty percent (60%) or more of the
roof surface of both primary and accessory
structures. In addition, in zones where the
maximum permitted building height is less
than seventy five feet (75′), the maximum
height of a publicly owned structure may
be increased as follows, up to a maximum
height of seventy five feet (75′) to the high-
est point of the building:
a. When abutting a public street, one
additional foot of height for each addi-
tional one and one half feet (1-1/2′) of
perimeter building setback beyond the
minimum street setback required at
street level unless such setbacks are
otherwise discouraged (e.g., inside
the Downtown Core Area in the CD
Zone);
b. When abutting a common property
line, one additional foot of height for
each additional two feet (2′) of perim-
eter building setback beyond the mini-
mum required along a common
property line; and
c. On lots four (4) acres or greater, five
(5) additional feet of height for every
one percent (1%) reduction below a
twenty percent (20%) maximum lot
area coverage by buildings for public
amenities such as recreational facili-
ties, and/or landscaped open space
areas, etc., when these are open and
accessible to the public.
22. For self storage uses, rear and side yard
setbacks shall comply with the Commer-
cial Arterial Zone (CA) development regu-
lations in RMC 4-2-120A, Development
Standards for Commercial Zoning Desig-
nations.
23. For RM-U properties, perimeter street
landscape strips may utilize a mix of hard
surfaces, brick, stone, textured/colored
concrete, and natural landscape elements,
groundcover, shrubs and trees, to provide
a transition between the public streetscape
and the private development, subject to
site plan review, RMC 4-9-200B1, and the
general and additional review criteria of
RMC 4-9-200E1 and F1, F2, and F7. In no
case shall living plant material comprise
less than thirty percent (30%) of the
required perimeter landscape strip.
24. Density bonus may allow up to one hun-
dred (100) dwelling units per acre within
the RM-U Zone located within the Urban
Center Design Overlay and north of South
2nd Street pursuant to requirements in the
RMC 4-9-065.
(Ord. 4736, 8-24-1998; Ord. 4773, 3-22-1999;
Amd. Ord. 4963, 5-13-2002; Ord. 4971,
6-10-2002; Ord. 4985, 10-14-2002; Ord. 5028,
11-24-2003; Ord. 5100, 11-1-2004)
4-2-110I
(Revised 1/05)2 - 106
Ex
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I
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;
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)
4-2-120A
2 - 107 (Revised 1/08)
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.
4-2-120A
(Revised 1/08)2 - 108
Co
n
f
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s
:
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a
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No
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b
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y
l
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e
.
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n
i
m
u
m
R
e
a
r
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d
18
No
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e
x
c
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p
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1
5
f
t
.
i
f
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a
b
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s
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d
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t
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a
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,
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C
,
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1
,
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-
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,
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,
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1
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,
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4
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.
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x
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p
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1
5
f
t
.
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f
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a
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s
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d
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n
t
i
a
l
z
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n
e
,
R
C
,
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1
,
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-
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,
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-
8
,
R
-
10
,
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1
4
,
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r
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M
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F
.
No
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e
,
e
x
c
e
p
t
1
5
f
t
.
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(Revised 1/08)2 - 114/118
This page left intentionally blank.
4-2-120B
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e
d
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th
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o
r
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i
t
h
i
n
a
p
a
r
k
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n
g
g
a
r
a
g
e
.
65
%
19
o
f
t
o
t
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l
l
o
t
a
r
e
a
o
r
7
5
%
19
if
p
a
r
k
-
in
g
i
s
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e
d
w
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t
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wi
t
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n
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p
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r
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e
.
65
%
o
f
t
o
t
a
l
l
o
t
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r
e
a
o
r
7
5
%
i
f
p
a
r
k
i
n
g
i
s
pr
o
v
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d
w
i
t
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n
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b
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t
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n
a
p
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k
-
in
g
g
a
r
a
g
e
.
25
DE
N
S
I
T
Y
(
N
e
t
D
e
n
s
i
t
y
i
n
D
w
e
l
l
i
n
g
U
n
i
t
s
p
e
r
N
e
t
A
c
r
e
)
Mi
n
i
m
u
m
N
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t
R
e
s
i
d
e
n
t
i
a
l
De
n
s
i
t
y
25
d
w
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l
l
i
n
g
u
n
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t
s
p
e
r
n
e
t
a
c
r
e
.
9
Th
e
m
i
n
i
m
u
m
d
e
n
s
i
t
y
r
e
q
u
i
r
e
m
e
n
t
s
s
h
a
l
l
no
t
a
p
p
l
y
t
o
t
h
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b
d
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s
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o
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d
/
o
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l
-
op
m
e
n
t
o
f
a
l
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g
a
l
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t
1
/
2
a
c
r
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l
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M
a
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h
1
,
1
9
9
5
.
NA
Wh
e
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d
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t
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s
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h
a
l
l
be
1
6
d
w
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l
l
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g
u
n
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t
s
p
e
r
n
e
t
a
c
r
e
.
9,
2
5
Wh
e
n
p
r
o
p
o
s
e
d
d
e
v
e
l
o
p
m
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n
t
d
o
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s
n
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in
v
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m
i
x
o
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t
h
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n
m
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m
r
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-
de
n
t
i
a
l
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s
h
a
l
l
b
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5
d
w
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l
l
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n
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u
n
i
t
s
p
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r
ne
t
a
c
r
e
.
9,
2
5
Th
e
s
a
m
e
a
r
e
a
u
s
e
d
f
o
r
c
o
m
m
e
r
c
i
a
l
a
n
d
of
f
i
c
e
d
e
v
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l
o
p
m
e
n
t
c
a
n
a
l
s
o
b
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s
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d
t
o
c
a
l
-
cu
l
a
t
e
r
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s
i
d
e
n
t
i
a
l
d
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n
s
i
t
y
.
W
h
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r
e
c
o
m
m
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r
-
ci
a
l
a
n
d
/
o
r
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f
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c
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a
r
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a
s
a
r
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t
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l
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z
e
d
i
n
t
h
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ca
l
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l
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t
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d
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t
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e
C
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q
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s
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a
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m
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mu
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r
co
n
v
e
y
a
n
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e
.
4-2-120B
(Revised 2/04)2 - 120
Co
n
f
l
i
c
t
s
:
S
e
e
R
M
C
4
-
1
-
0
8
0
.
DE
N
S
I
T
Y
(
N
e
t
D
e
n
s
i
t
y
i
n
D
w
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l
l
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n
g
U
n
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t
s
p
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r
N
e
t
A
c
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e
)
(
C
o
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e
d
)
Ma
x
i
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R
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t
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l
De
n
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10
0
d
w
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l
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u
n
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p
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t
a
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9
De
n
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t
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5
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w
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in
g
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d
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a
t
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NA
CO
R
1
a
n
d
2
(
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e
n
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r
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n
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,
re
s
p
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t
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v
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)
:
25
d
w
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l
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g
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t
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p
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s
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a
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h
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C
4
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9
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0
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5
,
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s
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t
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o
n
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s
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e
v
i
e
w
.
9
CO
R
3
(
G
e
n
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r
a
l
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u
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p
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t
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a
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d
Fr
y
’
s
S
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t
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)
:
5
0
d
w
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u
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ac
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.
9,
2
5
Th
e
s
a
m
e
a
r
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m
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t
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l
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t
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d
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t
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n
s
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t
y
.
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h
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r
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m
m
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r
-
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a
l
a
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d
/
o
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f
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a
r
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a
r
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t
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l
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d
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t
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l
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f
d
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n
s
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t
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t
h
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t
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a
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q
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s
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t
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m
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o
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a
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o
r
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p
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e
a
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e
o
r
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n
v
e
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a
n
c
e
.
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T
B
A
C
K
S
Mi
n
i
m
u
m
F
r
o
n
t
Y
a
r
d
18
Wi
t
h
i
n
D
o
w
n
t
o
w
n
C
o
r
e
A
r
e
a
:
11
No
n
e
.
Ou
t
s
i
d
e
D
o
w
n
t
o
w
n
C
o
r
e
A
r
e
a
:
11
10
f
t
.
– f
o
r
t
h
e
f
i
r
s
t
2
5
f
t
.
o
f
b
u
i
l
d
i
n
g
he
i
g
h
t
.
15
f
t
.
– f
o
r
t
h
a
t
p
o
r
t
i
o
n
o
f
a
b
u
i
l
d
i
n
g
o
v
e
r
25
f
t
.
i
n
h
e
i
g
h
t
.
Bu
i
l
d
i
n
g
s
l
e
s
s
t
h
a
n
2
5
f
t
.
i
n
h
e
i
g
h
t
:
15
f
t
.
19
Bu
i
l
d
i
n
g
s
2
5
f
t
.
t
o
8
0
f
t
.
i
n
h
e
i
g
h
t
:
2
0
ft
.
13
,
1
9
Bu
i
l
d
i
n
g
s
o
v
e
r
8
0
f
t
.
i
n
h
e
i
g
h
t
:
3
0
ft
.
13
,
1
9
De
t
e
r
m
i
n
e
d
t
h
r
o
u
g
h
s
i
t
e
d
e
v
e
l
o
p
m
e
n
t
p
l
a
n
re
v
i
e
w
.
22
,
2
4
,
2
5
Ma
x
i
m
u
m
F
r
o
n
t
Y
a
r
d
18
15
f
t
.
– b
u
i
l
d
i
n
g
s
2
5
f
t
.
o
r
l
e
s
s
i
n
h
e
i
g
h
t
.
No
n
e
– f
o
r
t
h
a
t
p
o
r
t
i
o
n
o
f
a
b
u
i
l
d
i
n
g
o
v
e
r
25
f
t
.
i
n
h
e
i
g
h
t
.
No
n
e
De
t
e
r
m
i
n
e
d
t
h
r
o
u
g
h
s
i
t
e
d
e
v
e
l
o
p
m
e
n
t
p
l
a
n
re
v
i
e
w
.
22
,
2
4
,
2
5
DE
V
E
L
O
P
M
E
N
T
S
T
A
N
D
A
R
D
S
F
O
R
C
O
M
M
E
R
C
I
A
L
Z
O
N
I
N
G
D
E
S
I
G
N
A
T
I
O
N
S
CD
CO
CO
R
4-2-120B
2 - 121 (Revised 1/05)
Co
n
f
l
i
c
t
s
:
S
e
e
R
M
C
4
-
1
-
0
8
0
.
SE
T
B
A
C
K
S
(
C
o
n
t
i
n
u
e
d
)
Mi
n
i
m
u
m
S
i
d
e
Y
a
r
d
Al
o
n
g
A
S
t
r
e
e
t
18
Wi
t
h
i
n
D
o
w
n
t
o
w
n
C
o
r
e
A
r
e
a
:
1 1
No
n
e
Ou
t
s
i
d
e
D
o
w
n
t
o
w
n
C
o
r
e
A
r
e
a
:
11
10
f
t
.
–
f
o
r
t
h
e
f
i
r
s
t
2
5
f
t
.
o
f
b
u
i
l
d
i
n
g
he
i
g
h
t
.
15
f
t
.
–
f
o
r
t
h
a
t
p
o
r
t
i
o
n
o
f
b
u
i
l
d
i
n
g
o
v
e
r
2
5
ft
.
i
n
h
e
i
g
h
t
.
15
f
t
.
19
–
b
u
i
l
d
i
n
g
s
l
e
s
s
t
h
a
n
2
5
f
t
.
i
n
he
i
g
h
t
.
20
f
t
.
13
,
1
9
–
b
u
i
l
d
i
n
g
s
2
5
f
t
.
t
o
8
0
f
t
.
i
n
he
i
g
h
t
.
30
f
t
.
13
,
1
9
–
b
u
i
l
d
i
n
g
s
o
v
e
r
8
0
f
t
.
i
n
he
i
g
h
t
.
De
t
e
r
m
i
n
e
d
t
h
r
o
u
g
h
s
i
t
e
d
e
v
e
l
o
p
m
e
n
t
p
l
a
n
re
v
i
e
w
.
22
,
2
4
,
2
5
Ma
x
i
m
u
m
S
i
d
e
Y
a
r
d
Al
o
n
g
A
S
t
r
e
e
t
18
15
f
t
.
–
b
u
i
l
d
i
n
g
s
2
5
f
t
.
o
r
l
e
s
s
i
n
h
e
i
g
h
t
.
No
n
e
–
f
o
r
t
h
a
t
p
o
r
t
i
o
n
o
f
a
b
u
i
l
d
i
n
g
o
v
e
r
25
f
t
.
i
n
h
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i
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De
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d
18
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u
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(Revised 12/05)2 - 126
This page left intentionally blank.
4-2-120C
2 - 127 (Revised 3/06)
4-2-120C
CONDITIONS ASSOCIATED WITH
DEVELOPMENT STANDARDS TABLES FOR
COMMERCIAL ZONING DESIGNATIONS
1. Includes principal arterials as defined by
the Arterial Street Plan and depicted in
RMC 4-2-080E.
2. The following table indicates the maximum
requested size/standard change that may
be allowed by conditional use permit.
Increases above these levels may not be
achieved by a variance or the conditional
use permit process.
3. These provisions may be modified by the
Reviewing Official through the site devel-
opment plan review process where the
applicant can show that the same or better
result will occur because of creative design
solutions, unique aspects or use, etc., that
cannot be fully anticipated at this time.
4. Provided that a solid six foot (6′) barrier
wall is provided within the landscape strip
and a maintenance agreement or ease-
ment for the landscape strip is recorded. A
solid barrier wall shall not be located closer
than five feet (5′) to an abutting lot zoned
R-1, R-4, R-8, R-10, R-14, or RM-I.
5. The Reviewing Official may modify the
sight-obscuring provision in order to pro-
vide reasonable access to the property
through the site development plan review
process.
6. In no case shall building height exceed the
maximum allowed by the Airport Compati-
ble Land Use Restrictions, for uses located
within the Federal Aviation Administration
Airport Zones designated under RMC
4-3-020.
7. Abutting is defined as “Lots sharing com-
mon property lines.”
8. Adjacent is defined as “Lots located across
a street, railroad or right-of-way, except
limited access roads.”
9. Use-related provisions are not variable.
Use-related provisions that are not eligible
for a variance include: building size, units
per structure/lot, or densities. Unless
bonus size or density provisions are spe-
cifically authorized, the modification of
building size, units per structure, or densi-
ties requires a legislative change in the
code provisions and/or a Comprehensive
Plan amendment/rezone.
10. Heights may exceed the maximum height
under Hearing Examiner conditional use
permit.
In consideration of a request for condi-
tional use permit for a building height in
excess of ninety five feet (95′) the Hearing
Examiner shall consider the following fac-
tors in addition to the criteria in RMC
4-9-030, Conditional Use Permits, among
all other relevant information:
a. Location Criteria: Proximity of arte-
rial streets which have sufficient
capacity to accommodate traffic gen-
erated by the development. Develop-
ments are encouraged to locate in
areas served by transit.
b. Comprehensive Plan: The pro-
posed use shall be compatible with
the general purpose, goals, objectives
and standards of the Comprehensive
APPLICABLE
ZONE
STANDARD CHANGE
REQUEST
CONDITIONAL
USE PERMIT
TYPE
CN Uses restricted to 3,000
gross s.f. – increases:
Between 3,000 – 5,000
s.f. max.H
CN Uses restricted to 5,000
gross s.f. – increases up
to:
10% or 500 gross s.f. AD
20% or 1,000 gross s.f. H
Puget and
Sunset
Business
Districts in the
CA Zone
Uses restricted to
35,000 gross s.f. –
increases up to:
20% or 7,000 gross s.f. AD
40% or 14,000 gross s.f. H
All of the CV
Zone and NE
4th Business
District in the
CA Zone
Uses restricted to
65,000 gross s.f. –
increases up to:
20% or 13,000 gross s.f.AD
40% or 26,000 gross s.f. H
H = Hearing Examiner Conditional Use
AD = Administrative Conditional Use
4-2-120C
(Revised 3/06)2 - 128
Plan, the zoning regulations and any
other plan, program, map or regula-
tion of the City.
c. Effect on Adjacent Properties:
Buildings in excess of ninety five feet
(95′) in height at the proposed loca-
tion shall not result in substantial or
undue adverse effects on adjacent
property. When a building in excess of
ninety five feet (95′) in height is adja-
cent to a lot designated residential on
the City Comprehensive Plan, then
setbacks shall be equivalent to the
requirements of the adjacent residen-
tial zone.
d. Bulk: Buildings near public open
spaces should permit public access
and, where feasible, physical access
to the public open space. Whenever
practicable, buildings should be ori-
ented to minimize the shadows they
cause on publicly accessible open
space.
e. Light and Glare: Due consideration
shall be given to mitigation of light and
glare impacts upon streets, major
public facilities and major public open
spaces.
11. See RMC 4-2-080C.
12. Heights may exceed the maximum height
by up to fifty feet (50′) with bonuses for pla-
zas and other amenities, subject to a Hear-
ing Examiner’s conditional use permit.
13. A reduced minimum setback of no less
than fifteen feet (15′) may be allowed for
structures in excess of twenty five feet
(25′) in height through the site develop-
ment plan review process.
14. Additional height may be allowed via the
site development plan review process; pro-
vided, the applicant can demonstrate pro-
vision of any of the following significant
public benefits:
a. Provision of continuous pedestrian
access to the shoreline consistent
with requirements of the Shoreline
Management Act and fitting a circula-
tion pattern within the site;
b. Provision of five (5) affordable units
per fifty (50) units, which meet the
provisions of the housing element of
the Comprehensive Plan;
c. Provision of an additional twenty five
foot (25′) setback from the shoreline
above that required by the Shoreline
Regulations;
d. Establishment of view corridors from
upland boundaries of the site to the
shoreline;
e. Establishment of water related uses.
If the applicant wishes to reach these
bonus objectives in a different manner, a
system of floor area ratios may be estab-
lished for the property to be determined at
the time of site development plan review.
Furthermore, the Master Plan review must
address the impact of this height on the
neighboring area and mitigate these
impacts.
15. The maximum setback may be modified by
the Reviewing Official through the site
development plan review process if the
applicant can demonstrate that the site
development plan meets the following cri-
teria:
a. Orients development to the pedes-
trian through such measures as pro-
viding pedestrian walkways beyond
those required by the Renton Munici-
pal Code (RMC), encouraging pedes-
trian amenities and supporting
alternatives to single occupant vehicle
(SOV) transportation; and
b. Creates a low scale streetscape
through such measures as fostering
distinctive architecture and mitigating
the visual dominance of extensive
and unbroken parking along the street
front; and
c. Promotes safety and visibility through
such measures as discouraging the
creation of hidden spaces, minimizing
conflict between pedestrian and traffic
and ensuring adequate setbacks to
accommodate required parking and/or
access that could not be provided oth-
erwise.
Alternatively, the Reviewing Official
may also modify the maximum set-
back requirement if the applicant can
demonstrate that the preceding crite-
4-2-120C
2 - 128.1 (Revised 3/06)
ria cannot be met; however, those cri-
teria which can be met shall be
addressed in the site development
plan;
d. Due to factors including but not limited
to the unique site design requirements
or physical site constraints such as
critical areas or utility easements the
maximum setback cannot be met; or
e. One or more of the above criteria
would not be furthered or would be
impaired by compliance with the max-
imum setback; or
f. Any function of the use which serves
the public health, safety or welfare
would be materially impaired by the
required setback.
16. The following height requests may be
made:
In consideration of a request for condi-
tional use permit for additional building
height, the Reviewing Official shall con-
sider the following factors in addition to the
criteria in RMC 4-9-030, Conditional Use
Permits, among all other relevant informa-
tion.
a. Location Criteria: Proximity of arte-
rial streets which have sufficient
capacity to accommodate traffic gen-
erated by the development. Develop-
ments are encouraged to locate in
areas served by transit.
b. Comprehensive Plan: The pro-
posed use shall be compatible with
the general purpose, goals, objectives
and standards of the Comprehensive
Plan, the zoning regulations and any
other plan, program, map or regula-
tion of the City.
c. Effect on Adjacent Properties:
Building heights shall not result in
substantial or undue adverse effects
on adjacent property. When a building
in excess of the maximum height is
proposed adjacent to or abuts a lot
designated R-1, R-4, R-8, R-10, R-14
or RM-F, then the setbacks shall be
equivalent to the requirements of the
adjacent residential zone if the set-
back standards exceed the require-
ments of the Commercial Zone.
17. Heights may exceed the maximum height
under Hearing Examiner Conditional Use
Permit.
18. Allowed Projections into Setbacks:
a. Steps, and decks having no roof and
being not over forty two inches (42″)
high may be built within a front yard
setback.
b. Eaves and cornices may project up to
twenty four inches (24″) into any
required setback.
c. Accessory buildings when erected so
that the entire building is within a dis-
tance of thirty feet (30′) from the rear
lot line may also occupy the side yard
setback of an inside lot line.
d. Where below-grade structures are
permitted to have zero front yard/
street setbacks, structural footings
may minimally encroach into the pub-
lic right-of-way, subject to approval of
the Planning/Building/Public Works
Administrator or his/her designee.
19. Except with approved Master Plan review.
20. “Public Suffix” (P) properties are allowed
the following height bonus: Publicly owned
structures shall be permitted an additional
fifteen feet (15′) in height above that other-
wise permitted in the zone if “pitched
roofs,” as defined herein, are used for at
least sixty percent (60%) or more of the
roof surface of both primary and accessory
structures. In addition, in zones where the
maximum permitted building height is less
than seventy five feet (75′), the maximum
height of a publicly owned structure may
APPLICABLE
ZONE
HEIGHT CHANGE
REQUEST
CONDITIONAL
USE PERMIT
TYPE
Puget and
Sunset
Business
Districts in the
CA Zone
Exceed height by
less than 20 feet
AD
All of the CV
Zone and NE
4th Business
District in the
CA Zone
Exceed height of 50
feet AD
Exceed height of 45
feet when abutting
R-8 or R-10 Zone H
CA Exceed height of 50
feet H
H = Hearing Examiner
AD = Administrative Conditional Use
4-2-120C
(Revised 3/06)2 - 128.2
be increased as follows, up to a maximum
height of seventy five feet (75′) to the high-
est point of the building:
a. When abutting a public street, one
additional foot of height for each addi-
tional one and one half feet (1-1/2′) of
perimeter building setback beyond the
minimum street setback required at
street level unless such setbacks are
otherwise discouraged (e.g., inside
the Downtown Core Area in the CD
Zone); and
b. When abutting a common property
line, one additional foot of height for
each additional two feet (2′) of perim-
eter building setback beyond the mini-
mum required along a common
property line; and
c. On lots four (4) acres or greater, five
(5) additional feet of height for every
one percent (1%) reduction below a
twenty percent (20%) maximum lot
area coverage by buildings for public
amenities such as recreational facili-
ties, and/or landscaped open space
areas, etc., when these are open and
accessible to the public during the day
or week.
21. Except for existing, legal administrative
headquarters offices, pursuant to RMC
4-2-080A17.
22. COR 3 Zone Upper Story Setbacks:
Buildings or portions of buildings which
exceed fifty feet (50′) in height which are
located within one hundred feet (100′) of a
shoreline shall include upper story set-
backs for the facade facing the shoreline
and for facades facing publicly accessible
plazas as follows: The minimum setback
for a fifth story and succeeding stories
shall be ten feet (10′) minimum from the
preceding story, applicable to each story.
Projects not meeting the upper story set-
backs defined above may be approved
through the modification process when
superior design is demonstrated pursuant
to RMC 4-9-250D. For a modification to be
granted, the project must also comply with
the decision and design criteria stipulated
in RMC 4-9-250D2 and D4.
23. Within the CD Zone, perimeter street land-
scape strips may utilize a mix of hard sur-
faces, brick, stone, textured/colored
concrete, and natural landscape elements,
groundcover, shrubs and trees, to provide
a transition between the public streetscape
and the private development, subject to
Site Plan review, RMC 4-9-200B1, and the
general and additional review criteria of
RMC 4-9-200E1 and F1, F2, and F7. In no
case shall living plant material comprise
less than thirty percent (30%) of the
required perimeter landscape strip.
24. In COR 3, where the applicable Shoreline
Master Program setback is less than fifty
feet (50′), the City may increase the set-
back up to one hundred percent (100%) if
the City determines additional setback
area is needed to assure adequate public
access, emergency access or other site
planning or environmental considerations.
25. COR-3 Modulation/Articulation Require-
ments: Buildings that are immediately
adjacent to or abutting a public park, open
space, or trail shall incorporate at least one
of the features in items a. through c. and
shall provide item d.:
a. Incorporate building modulation to
reduce the overall bulk and mass of
buildings; or
b. Provide at least one architectural pro-
jection for each dwelling unit of not
less than two feet (2′) from the wall
plane and not less than four feet (4′)
wide; or
c. Provide vertical and horizontal modu-
lation of roof lines and facades of a
minimum of two feet (2′) at an interval
of a minimum of forty feet (40′) on a
building face or an equivalent stan-
dard which adds interest and quality
to the project; and
d. Provide building articulation and tex-
tural variety.
(Ord. 1472, 2-18-1953; Ord. 1905, 8-15-1961;
Ord. 4404, 6-7-1993; Ord. 4593, 4-1-1996; Ord.
4773, 3-22-1999; Ord. 4802, 10-25-1999; Ord.
4803, 10-25-1999; Ord. 4854, 8-14-2000; Amd.
Ord. 4963, 5-13-2002; Ord. 5028, 11-24-2003;
Ord. 5100, 11-1-2004; Ord. 5156, 9-26-2005;
Ord. 5191, 12-12-2005)
4-2-120E
2 - 130.1 (Revised 1/05)
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4-2-120E
(Revised 1/05)2 - 130.2
Co
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4-2-120F
2 - 130.5 (Revised 12/05)
4-2-120F
CONDITIONS ASSOCIATED WITH
DEVELOPMENT STANDARDS TABLES FOR
COMMERCIAL ZONING DESIGNATIONS
1. In no case shall building height exceed the
maximum allowed by the Airport Related
Height and Use Restrictions, for uses
located within the Federal Aviation Admin-
istration Airport Zones designated under
RMC 4-3-020.
2. Abutting is defined as “lots sharing com-
mon property lines.”
3. Adjacent is defined as “lots located across
a street, railroad or right-of-way, except
limited access roads.”
4. Use-related provisions are not variable.
Use-related provisions that are not eligible
for a variance include: building size, units
per structure/lot, or densities. Unless
bonus size or density provisions are spe-
cifically authorized, the modification of
building size, units per structure, or densi-
ties requires a legislative change in the
code provisions and/or a Comprehensive
Plan Amendment/Rezone.
5. Allowed Projections into Setbacks:
a. Steps, and decks having no roof and
being not over forty two inches (42′′)
high may be built within a front yard
setback.
b. Eaves and cornices may project up to
twenty four inches (24′′) into any
required setback.
c. Accessory buildings when erected so
that the entire building is within a dis-
tance of thirty inches (30′′) from the
rear lot line may also occupy the side
yard setback of an inside lot line.
d. Where below-grade structures are
permitted to have zero front yard/
street setbacks, structural footings
may minimally encroach into the pub-
lic right-of-way, subject to approval of
the Planning/Building/Public Works
Administrator or his/her designee.
6. COR 3 Zone and UC-N2 Zone Upper
Story Setbacks: Buildings or portions of
buildings which exceed fifty feet (50′) in
height which are located within one hun-
dred feet (100′) of a shoreline shall include
upper story setbacks for the facade facing
the shoreline and for facades facing pub-
licly accessible plazas as follows: The min-
imum setback for a fifth story and
succeeding stories shall be ten feet (10′)
minimum from the preceding story, appli-
cable to each story. Projects not meeting
the upper story setbacks defined above
may be approved through the modification
process when superior design is demon-
strated pursuant to RMC 4-9-250D. For a
modification to be granted, the project
must also comply with the decision and
design criteria stipulated in RMC
4-9-250D2 and D4.
7. CD Zone: Perimeter street landscape
strips may utilize a mix of hard surfaces,
brick, stone, textured/colored concrete,
and natural landscape elements, ground-
cover, shrubs and trees, to provide a tran-
sition between the public streetscape and
the private development, subject to Site
Plan Review, RMC 4-9-200B1, and the
general and additional review criteria of
RMC 4-9-200E1 and F1, F2, and F7. In no
case shall living plant material comprise
less than thirty percent (30%) of the
required perimeter landscape strip in the
CD Zone, or fifteen percent (15%) in the
UC-N1 and UC-N2 Zones.
8. In COR 3 and UC-N2 Zones, where the
applicable Shoreline Master Program set-
back is less than fifty feet (50′), the City
may increase the setback up to one hun-
dred percent (100%) if the City determines
additional setback area is needed to
assure adequate public access, emer-
gency access or other site planning or
environmental considerations.
9. COR-3 and UC-N2 Zones Modulation/
Articulation Requirements: Buildings
that are immediately adjacent to or abut-
ting a public park, open space, or trail shall
incorporate at least one of the features in
items a. through c. and shall provide item
d.:
4-2-120F
(Revised 12/05)2 - 130.6
a. Incorporate building modulation to
reduce the overall bulk and mass of
buildings; or
b. Provide at least one architectural pro-
jection for each dwelling unit of not
less than two feet (2′) from the wall
plane and not less than four feet (4′)
wide; or
c. Provide vertical and horizontal modu-
lation of roof lines and facades of a
minimum of two feet (2′) at an interval
of a minimum of forty feet (40′) on a
building face or an equivalent stan-
dard which adds interest and quality
to the project; and
d. Provide building articulation and tex-
tural variety.
10. For residential plats minimum lot size, min-
imum lot width/depth, maximum lot width/
depth, minimum and maximum front, side,
and rear yards shall use the development
standards for the RM-T Zone found in
RMC 4-2-110F. (Ord. 5027, 11-24-2003;
Ord. 5156, 9-26-2005)
4-2-130A
2 - 131 (Revised 1/05)
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4-2-130A
(Revised 1/05)2 - 132
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4-2-130B
2 - 135 (Revised 12/05)
4-2-130B
CONDITIONS ASSOCIATED WITH
DEVELOPMENT STANDARDS TABLE FOR
INDUSTRIAL ZONING DESIGNATIONS
1. As designated by the Transportation Ele-
ment of the Comprehensive Plan.
2. These provisions may be modified by the
Reviewing Official through the site plan
review process where the applicant can
show that the same or better result will
occur because of creative design solu-
tions, unique aspects or use, etc., have not
been fully planned at the time of site plan
review.
3. Provided that a solid 6′ high barrier wall is
provided within the landscape strip and a
maintenance agreement or easement for
the landscape strip is secured. A solid bar-
rier wall shall not be located closer than 5′
to an abutting lot zoned R-1, R-4, R-8,
R-10, R-14 or RM-F.
4. To construct a building or structure in
excess of 50′ requires a Hearing Examiner
Conditional Use Permit, unless located in
the Employment Area Valley (see RMC
4-2-080B) where an administrative condi-
tional use permit process is allowed.
5. For uses located within the Federal Avia-
tion Administration Airport Zones desig-
nated under RMC 4-3-020, Airport Related
Height and Use Restrictions, in no case
shall building height exceed the maximum
allowed by that Section.
6. The Reviewing Official may waive the
sight-obscuring provision in order to pro-
vide reasonable access to the property
through the site plan review process.
7. Areas set aside for future development on
a lot may be hydroseeded. An adequate
means of irrigation shall be provided.
8. Except by approval by Administrative Con-
ditional Use Permit in the Employment
Area Valley (see RMC 4-2-080B), or by the
Hearing Examiner Conditional Use Permit
outside the Employment Area Valley.
9. Abutting is defined as “Lots sharing com-
mon property lines.”
10. Adjacent is defined as “Lots located across
a street, railroad or right-of-way, except
limited access roads.”
11. Allowed Projections into Setbacks:
a. Eaves and cornices may extend over
the required setback for a distance of
up to 24″.
b. Accessory buildings when erected so
that the entire building is within a dis-
tance of 30′ from the rear lot line may
also occupy the side yard setback of
an inside lot line.
c. Steps and decks having no roof and
not exceeding 42″ high may be built
within a front setback.
12. Includes principal arterials as defined in
the Arterial Street Plan and depicted in
RMC 4-2-080E. Principal arterial streets
within the Downtown Core Area as
depicted by RMC 4-2-080C shall be
exempt from this setback requirement.
13. “Public Suffix” (P) properties are allowed
the following height bonus: Publicly owned
structures shall be permitted an additional
15′ in height above that otherwise permit-
ted in the Zone if “pitched roofs,” as
defined herein, are used for at least 60%
or more of the roof surface of both primary
and accessory structures. In addition, in
zones where the maximum permitted
building height is less than 75′, the maxi-
mum height of a publicly owned structure
may be increased as follows, up to a maxi-
mum height of 75′ to the highest point of
the building:
a. When abutting a public street, 1 addi-
tional foot of height for each additional
1-1/2′ of perimeter building setback
beyond the minimum street setback
required at street level unless such
setbacks are otherwise discouraged
(e.g., inside the Downtown Core Area
in the CD Zone);
b. When abutting a common property
line, 1 additional foot of height for
each additional 2′ of perimeter build-
ing setback beyond the minimum
required along a common property
line; and
4-2-140
(Revised 12/05)2 - 136
c. On lots 4 acres or greater, 5 additional
feet of height for every 1% reduction
below a 20% maximum lot area cov-
erage by buildings for public ameni-
ties such as recreational facilities,
and/or landscaped open space areas,
etc., when these are open and acces-
sible to the public during the day or
week.
(Amd. Ord. 4963, 5-13-2002)
4-2-140 VIOLATIONS OF THIS
CHAPTER AND PENALTIES:
Unless otherwise specified, violations of this
Chapter are misdemeanors subject to RMC
1-3-1. (Amd. Ord. 4856, 8-21-2000; Ord. 5159,
10-17-2005)
3 - i (Revised 1/08)
Chapter 3
ENVIRONMENTAL REGULATIONS AND
OVERLAY DISTRICTS
CHAPTER GUIDE: Regulations restricting or governing development of environmentally sensitive ar-
eas, including shorelines of the state, are contained in chapter 4-3 RMC. These regulations are applied
based on whether an environmentally sensitive or shoreline of the state are present within or nearby a
property, irrespective of zoning district. Overlay districts unrelated to zoning boundaries are also in-
cluded, and may restrict uses or apply special development standards. This Chapter does not contain
procedural information. Related permit processes (i.e., shoreline permit procedures, aquifer permit pro-
cedures) are located in chapters 4-8 and 4-9 RMC.
This Chapter last amended by Ord. 5331, December 10, 2007.
SECTION PAGE
NUMBER NUMBER
4-3-010 ADULT RETAIL AND ENTERTAINMENT REGULATIONS. . . . . . . . . . . . . . . 1
A. Prohibited in Certain Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
B. Measurement Procedure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
C. Liability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
D. Violations of This Chapter and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
E. Nonconforming Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
1. Amortization Schedule . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
2. Extension Requests . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
a. Timing. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
b. Decision Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
c. Process. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
d. Maximum Extension Period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
e. Appeals. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
4-3-020 AIRPORT RELATED HEIGHT AND USE RESTRICTIONS . . . . . . . . . . . . . . 2
A. Airport Influence Area Established. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
B. Height Limits. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
C. Use Restrictions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
D. Hazard Marking and Lighting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
E. Safety Verification and Notification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
F. Airport Influence Area Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
G. Federal Aviation Regulation Part 77 Objects Affecting Navigable Airspace . . . 5
H. Renton Municipal Airport Annual Average Noise Exposure Map . . . . . . . . . . . 6
4-3-030 (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
4-3-040 COMMERCIAL CORRIDOR BUSINESS DESIGNATIONS. . . . . . . . . . . . . . . 7
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
B. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
1. Renton Automall District. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
a. Automall Area A . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
b. Automall Area B . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
2. N.E. Sunset Boulevard Business District . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
3. Northeast Fourth Business District. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
(Revised 1/08)3 - ii
SECTION PAGE
NUMBER NUMBER
4. Rainier Ave. Business District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
5. Puget Drive Business District. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
C. Uses Permitted in the Renton Automall Improvement District . . . . . . . . . . . . . . . 8
D. Development Standards for Uses Located within the Renton Automall
– Areas A and B. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
E. Potential Waiver of Street Vacation Fees for Dealerships Located
within the Renton Automall Area A . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
F. Development Standards for Uses Located Within the Northeast
Fourth Street, Puget Drive, Rainier Avenue, and Sunset Boulevard
Business Districts. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
1. Northeast Fourth, Puget, Rainier and Sunset Business Districts . . . . . . . . 10
a. Maximum Front Yard Setback . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
b. Public Plazas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
c. Future Commercial Development Pads . . . . . . . . . . . . . . . . . . . . . . . . . 11
d. Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
e. Pedestrian Connections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
f. Additional Standards for Stand Alone Residential Uses . . . . . . . . . . . . 12
g. Additional Standards for Mixed Use (Within the Same Building)
Commercial and Residential Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.1
2. Rainier Avenue Business District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.1
G. Maps of Automall Overlay Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.2
H. NE Sunset Boulevard Corridor Business District . . . . . . . . . . . . . . . . . . . . . . . 12.3
I. NE 4th Street Corridor Business District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.4
J. Rainier Corridor Business District . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.5
K. Puget Drive Business District. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.6
4-3-050 CRITICAL AREAS REGULATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.7
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.7
1. General. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.7
2. Aquifer Protection. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.7
3. Flood Hazards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.7
4. Geologic Hazards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.7
5. Habitat Conservation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
6. Streams and Lakes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
7. Wetlands . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
B. Applicability – Critical Areas Designations/Mapping . . . . . . . . . . . . . . . . . . . . . 13
1. Lands to Which These Regulations Apply . . . . . . . . . . . . . . . . . . . . . . . . . . 13
2. Mapping – General. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
3. Reports and Submittal Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
a. General Submittal Requirements – All Critical Areas. . . . . . . . . . . . . . . 14
b. Exempt Activities, Study Requirements . . . . . . . . . . . . . . . . . . . . . . . . . 14
c. Aquifer Protection Area Permit Submittal Requirements . . . . . . . . . . . . 14
d. Flood Hazard Data . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
e. Geologic Hazards Special Studies Required . . . . . . . . . . . . . . . . . . . . . 14
f. Habitat Conservation Assessment Required . . . . . . . . . . . . . . . . . . . . . 14
g. Streams and Lake Studies Required . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
h. Wetland Studies Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
3 - ii.1 (Revised 3/06)
SECTION PAGE
NUMBER NUMBER
C. Applicability – Exempt, Prohibited and Nonconforming Activities. . . . . . . . . . . 14
1. Applicability. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
a. Aquifer Protection Areas – Compliance with Regulations . . . . . . . . . . 15
2. Permit Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
a. Permit Required – Development or Alteration . . . . . . . . . . . . . . . . . . . 16
b. Aquifer Protection Area – Operating and Closure Permits. . . . . . . . . . 17
3. Finding of Conformance Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
a. General. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
b. Aquifer Protection Areas. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
4. Letter of Exemption . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
(Revised 3/06)3 - ii.2
This page left intentionally blank.
3 - iii (Revised 6/05)
SECTION PAGE
NUMBER NUMBER
a. Aquifer Protection, Flood Hazards, Geologic Hazards, Habitat
Conservation, Streams and Lakes, Wetlands . . . . . . . . . . . . . . . . . . . 17
b. Applicability of Section Requirements to Exempt Activities . . . . . . . . . 17
c. Reports and Mitigation Plans Required . . . . . . . . . . . . . . . . . . . . . . . . 17
d. Administrator Findings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
5. Specific Exemptions – Critical Areas and Buffers . . . . . . . . . . . . . . . . . . . 18
6. Limited Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.7
7. Exemptions in Buffers. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.10
8. Prohibited Activities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.12
a. General – All Critical Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.12
b. Prohibited Activities – Floodways. . . . . . . . . . . . . . . . . . . . . . . . . . . 18.12
c. Prohibited Activities – Streams/Lakes and Wetlands . . . . . . . . . . . 18.12
d. Prohibited Changes in Land Use and Types of New
Facilities – Aquifer Protection Areas. . . . . . . . . . . . . . . . . . . . . . . . . 18.12
9. Temporary Emergency Exemption Procedure . . . . . . . . . . . . . . . . . . . . 18.12
a. Temporary Emergency Exemption Purpose. . . . . . . . . . . . . . . . . . . 18.12
b. Temporary Emergency Exemption Review Authority and
Decision Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.13
c. Temporary Emergency Exemption Letter Process and Timing . . . . 18.13
10. Nonconforming Activities or Structures . . . . . . . . . . . . . . . . . . . . . . . . . 18.13
D. Administration and Interpretation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.13
1. General Provisions – All Critical Areas. . . . . . . . . . . . . . . . . . . . . . . . . . 18.13
a. Duties of Administrator . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.13
b. Interpretation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.13
c. Compliance. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.14
d. Reviewing Official. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.14
2. Aquifer Protection. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.14
a. Inspections Authorized . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.14
b. Potential to Degrade Groundwater – Zone 2 . . . . . . . . . . . . . . . . . . 18.14
3. Flood Hazards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.14
a. Duties and Responsibilities of the Department Administrator
or Designee . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.14
b. Information to Be Obtained and Maintained. . . . . . . . . . . . . . . . . . . 18.15
c. Alteration of Watercourses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.15
d. Interpretation of FIRM Boundaries . . . . . . . . . . . . . . . . . . . . . . . . . . 18.15
e. Record Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.15
4. Review Authority. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.16
a. Review Authority – General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.16
b. Review Authority – Geologic Hazards, Habitat Conservation,
Shorelines, Streams and Lakes, and Wetlands . . . . . . . . . . . . . . . . 18.16
c. Review Authority – Aquifer Protection Areas . . . . . . . . . . . . . . . . . . 18.17
5. Authority to Approve, Condition, or Deny – General . . . . . . . . . . . . . . . 18.17
6. Relationship to Other Agencies and Regulations. . . . . . . . . . . . . . . . . . 18.17
E. General Performance Standards, and Allowed Alterations . . . . . . . . . . . . . 18.17
1. Performance Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.17
2. Protection of Critical Areas. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.17
3. Allowed Alterations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.17
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4. Native Growth Protection Areas. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.17
a. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.17
b. Standards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.18
c. Method of Creation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.18
d. Marking During Construction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.18
e. Fencing. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.18
f. Signage Required. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.19
g. Responsibility for Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.19
h. Maintenance Covenant and Note Required . . . . . . . . . . . . . . . . . . . . 18.19
5. Discretionary – Building or Development Setbacks . . . . . . . . . . . . . . . . . 18.19
F. Submittal Requirements and Fees. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.19
1. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.19
2. Preapplication Consultation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.19
3. Plans and Studies Required. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.19
4. Submittal Requirements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.19
5. Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.19
6. Waiver of Submittal or Procedural Requirements . . . . . . . . . . . . . . . . . 18.19
7. Independent Secondary Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.19
a. Aquifer Protection Areas, Flood Hazards, Habitat Conservation,
Streams and Lakes, Wetlands . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.19
b. Geologic Hazards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.20
8. Mitigation Plan Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.20
a. Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.20
b. Timing of Mitigation Plan – Final Submittal and Commencement . . . 18.21
G. Surety Devices. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.21
1. Required for Mitigation Plans. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.21
2. Time Period – Wetlands, Streams, and Lakes. . . . . . . . . . . . . . . . . . . . 18.21
H. Aquifer Protection. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.21
1. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.21
a. Aquifer Protection Area (APA) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.21
b. Aquifer Protection Zones . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.21
c. Mapping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.22
d. Performance Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.22
e. Authority to Require Hydrogeologic Assessment. . . . . . . . . . . . . . . . 18.22
2. Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.22
a. Removal of Existing Facilities – Zone 1 . . . . . . . . . . . . . . . . . . . . . . 18.22
b. Existing Facilities Change in Quantities – Zone 1 . . . . . . . . . . . . . . 18.23
c. Existing Facilities – Allowances in Zone 2 . . . . . . . . . . . . . . . . . . . . 18.23
d. Requirements for Facilities – Zones 1 and 2 . . . . . . . . . . . . . . . . . . 18.23
3. Use of Pesticides and Nitrates – APA Zones 1 and 2 . . . . . . . . . . . . . . . . . 19
a. Use of Pesticides . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
b. Nitrate-Containing Materials. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
4. Wastewater Disposal Requirements – Zones 1 and 2. . . . . . . . . . . . . . . . . 19
5. Surface Water Requirements – Zones 1 and 2 . . . . . . . . . . . . . . . . . . . . . . 19
6. Pipeline Requirements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
a. Pipeline Requirements – Zone 1 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
b. Pipeline Requirements – Zone 2 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
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7. Construction Activity Standards – Zones 1 and 2. . . . . . . . . . . . . . . . . . . . 20
8. Fill Material Requirements – Zones 1 and 2. . . . . . . . . . . . . . . . . . . . . . . . 20
9. Regulations for Existing Solid Waste Landfills – Zones 1 and 2 . . . . . . . 20.1
a. Materials. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.1
b. Groundwater Monitoring. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.1
10. Hazardous Materials – Release Restrictions – Zones 1 and 2. . . . . . . . . 20.1
I. Flood Hazards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.1
1. Applicability. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.1
a. Areas of Special Flood Hazard. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.1
b. Mapping and Documentation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.1
c. Performance Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.2
2. General Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.2
a. Anchoring – All New Construction . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.2
b. Anchoring – Manufactured Homes. . . . . . . . . . . . . . . . . . . . . . . . . . . 20.2
c. Construction Materials and Methods . . . . . . . . . . . . . . . . . . . . . . . . . 20.2
d. Utilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.2
e. Subdivision Proposals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.2
f. Project Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.3
3. Specific Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.3
a. Residential Construction. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.3
b. Manufactured Homes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.3
c. Nonresidential Construction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.4
d. Recreational Vehicles. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.4
4. Additional Restrictions within Floodways . . . . . . . . . . . . . . . . . . . . . . . . . 20.4
a. Increase in Flood Levels Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . . 20.5
b. Residential Construction in Floodways. . . . . . . . . . . . . . . . . . . . . . . . 20.5
c. Compliance Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.5
5. Critical Facility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.5
6. Compensatory Storage. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.5
a. Compensatory Storage Required. . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.5
b. Additional Requirements – Springbrook Creek. . . . . . . . . . . . . . . . . . 20.5
c. Determining Finished Floor Elevations According to FEMA. . . . . . . . 20.6
J. Geologic Hazards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.6
1. Applicability. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.6
a. Steep Slopes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.6
b. Landslide Hazards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.6
c. Erosion Hazards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.6
d. Seismic Hazards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.7
e. Coal Mine Hazards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.7
f. Volcanic Hazards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.7
g. Mapping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.7
h. Performance Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.7
2. Special Studies Required. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.7
3. Independent Secondary Review. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.8
4. Conditions of Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.8
5. Protected Slopes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.8
a. Prohibited Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.8
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b. Exceptions through Modification . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.8
c. Exceptions through Variance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.8
d. Exceptions through Waiver . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.8
e. Native Growth Protection Areas – Protected Slopes . . . . . . . . . . . . . 20.9
f. Conditions of Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.9
g. Coordination with Stream and Lake Buffers. . . . . . . . . . . . . . . . . . . . . 20.9
6. Sensitive Slopes – Medium, High and Very High Landslide
Hazards – High Erosion Hazards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.9
a. Erosion Control Plans. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.9
b. Conditions of Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.9
c. On-Site Inspections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.9
7. Very High Landslide Hazards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.9
a. Prohibited Development. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.9
b. Buffer Requirement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.9
c. Native Growth Protection Area – Very High Landslide Hazards . . . 20.10
8. Coal Mine Hazards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.10
a. Medium Hazard – Report Required . . . . . . . . . . . . . . . . . . . . . . . . . 20.10
b. High Hazard – Report Required. . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.10
c. Conditions of Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.10
d. Hazards Found during Construction. . . . . . . . . . . . . . . . . . . . . . . . . 20.10
e. Construction in Areas with Combustion . . . . . . . . . . . . . . . . . . . . . . 20.10
9. Volcanic Hazards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.10
K. Habitat Conservation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.11
1. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.11
a. Critical Habitat . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.11
b. Mapping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.11
c. Performance Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.11
2. Habitat Assessment Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.11
3. Bald Eagle Habitat . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.11
4. Native Growth Protection Areas. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.11
5. Alterations Require Mitigation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.12
6. Mitigation Options. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.12
a. On-Site Mitigation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.12
b. Off-Site Mitigation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.12
c. In-Kind Mitigation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.12
7. Mitigation Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.12
L. Streams and Lakes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.12
1. Applicability/Lands to Which These Regulations Apply . . . . . . . . . . . . . . 20.12
a. Classification System . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.12
b. Measurement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.13
c. Maps and Inventory . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.13
2. Applicability – Activities to Which This Section Applies . . . . . . . . . . . . . . 20.14
3. Studies Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.14
a. When Standard Stream or Lake Study is Required . . . . . . . . . . . . . . 20.14
b. When Supplemental Stream or Lake Study is Required . . . . . . . . . . 20.14
c. When Stream or Lake Mitigation Plan is Required. . . . . . . . . . . . . . . 20.15
d. Studies Waived . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.17
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e. Period of Validity for Studies Associated with This Section . . . . . . . .20.17
4. General Standards for Class 2 to 4 Waters . . . . . . . . . . . . . . . . . . . . . . .20.17
a. Disturbance Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.17
b. No Net Loss . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.17
5. Stream/Lake Buffer Width Requirements. . . . . . . . . . . . . . . . . . . . . . . . .20.17
a. Buffers and Setbacks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.17
b. Increased Buffer Width. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.18
c. Reduction of Buffer Width. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.18
d. Averaging of Buffer Width. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.20
6. Stream or Lake Buffer Use Restrictions and Maintenance. . . . . . . . . . . .20.20
a. Preservation of Native Vegetation . . . . . . . . . . . . . . . . . . . . . . . . . . .20.20
b. Revegetation Required. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.20
c. Use of Native Species . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.20
d. Removal of Noxious Species . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.20
e. Impervious Surface Restrictions. . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.21
7. Criteria for Permit Approval – Class 2 to 4 . . . . . . . . . . . . . . . . . . . . . . .20.21
8. Alterations Within Streams and Lakes or Associated Buffers . . . . . . . . .20.21
a. Transportation Crossings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.21
b. Alterations of Streams and Lakes or Associated Buffers – Utilities . .20.22
c. Alterations of Streams and Lakes or Associated Buffers –
In-Water Structures and In-Water Work . . . . . . . . . . . . . . . . . . . . . . .20.22
d. Alterations of Streams and Lakes or Associated Buffers – Dredging.20.22
e. Alterations of Streams and Lakes or Associated Buffers –
Stream Relocation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.23
f. Alterations – Single Family Home – Existing Legal Lot . . . . . . . . . . .20.23
g. Alterations – Other . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.24
h. When Variance is Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.24
9. Incentives for Restoration of Streams Located in an Underground
Pipe or Culvert . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.24
M. Wetlands . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.24
1. Applicability. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.24
a. Classification System . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.24
b. Maps and Inventory . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.25
c. Delineation of Wetland Edge . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.25
d. Regulated and Nonregulated Wetlands . . . . . . . . . . . . . . . . . . . . . . .20.25
e. Performance Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.26
2. General Standards for Permit Approval . . . . . . . . . . . . . . . . . . . . . . . . . .20.26
3. Study Required. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.26
a. When Study Is Required. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.26
b. Study Waived . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.26
4. Delineation of Regulatory Edge of Wetlands . . . . . . . . . . . . . . . . . . . . . 20.27
a. Methodology. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.27
b. Delineations – Open Water . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.27
c. Adjustments to Delineation by City. . . . . . . . . . . . . . . . . . . . . . . . . . 20.27
d. Period of Validity for Wetland Delineation . . . . . . . . . . . . . . . . . . . . 20.27
5. Determination of Wetland Classification. . . . . . . . . . . . . . . . . . . . . . . . . 20.27
6. Wetland Buffers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.27
(Revised 6/05)3 - viii
SECTION PAGE
NUMBER NUMBER
a. Buffers Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.27
b. Measurement of Buffers. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.28
c. Standard Buffer Zone Widths. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.28
d. Increased Wetland Buffer Zone Width . . . . . . . . . . . . . . . . . . . . . . . 20.28
e. Reduction of Buffer Width . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.29
f. Averaging of Buffer Width . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.30
7. Wetlands – Native Growth Protection Areas . . . . . . . . . . . . . . . . . . . . . 20.30
8. Wetland Changes – Alternative Methods of Development. . . . . . . . . . . 20.30
9. Compensating for Wetlands Impacts . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.31
a. Goal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.31
b. Plan Requirements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.31
c. Plan Performance Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.31
d. Acceptable Mitigation – Permanent Wetland Impacts . . . . . . . . . . . 20.31
e. Restoration, Creation, or Combined Enhancement Required –
Compensation for Permanent Wetland Impacts. . . . . . . . . . . . . . . . 20.31
f. Compensating for Temporary Wetland Impacts. . . . . . . . . . . . . . . . 20.31
g. Mitigation Bank Agreement – Glacier Park Company . . . . . . . . . . . 20.31
10. Wetland Compensation – Restoration, Creation, and Enhancement. . . 20.31
11. Wetlands Creation and Restoration . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.31
a. Creation or Restoration Proposals . . . . . . . . . . . . . . . . . . . . . . . . . . 20.31
b. Compliance with Goals. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.32
c. Category. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.32
d. Design Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.32
e. Acreage Replacement Ratio . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.32
f. Increased Creation/Restoration/Replacement Ratios . . . . . . . . . . . 20.33
g. Decreased Creation/Restoration/Replacement Ratios. . . . . . . . . . . 20.33
h. Category 3 Replacement Option . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.33
i. Minimum Restoration/Creation Ratio . . . . . . . . . . . . . . . . . . . . . . . . 20.33
12. Wetland Enhancement. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.34
a. Enhancement Proposals – Combined with Restoration
and Creation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.34
b. Evaluation Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.34
c. Wetlands Chosen for Enhancement. . . . . . . . . . . . . . . . . . . . . . . . . 20.34
d. Mitigation Ratios. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.34
e. Ratio Modification and Minimum Restoration/Creation Ratio. . . . . . 20.35
13. Out-of-Kind Replacement. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.35
14. Off-Site Compensation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.35
a. When Permitted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.35
b. Locations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.35
c. Siting Recommendations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.36
d. Timing. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.36
15. Cooperative Wetland Compensation: Mitigation Banks or Special
Area Management Programs (SAMP) . . . . . . . . . . . . . . . . . . . . . . . . . . 20.36
a. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.36
b. Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.36
c. Mitigation Banks. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.36
d. Special Area Management Programs . . . . . . . . . . . . . . . . . . . . . . . 20.36
3 - ix (Revised 6/05)
SECTION PAGE
NUMBER NUMBER
e. Compensation Payments to Mitigation Bank . . . . . . . . . . . . . . . . . . 20.37
16. Mitigation Plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.37
a. Required for Restoration, Creation and Enhancement Projects. . . . 20.37
b. Timing for Mitigation Plan Submittal and Commencement
of any Work . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.37
c. Content of Mitigation Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.37
d. Performance Surety . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.37
N. Alternates, Modifications and Variances . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.37
1. Alternates . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.37
a. Applicability. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.37
2. Modifications. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.37
a. Applicability. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.37
3. Variances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.39
a. Aquifer Protection – Variance. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.39
b. Flood Hazards – Variances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.39
c. Geologic Hazards, Habitat Conservation, Streams and Lakes –
Classes 2 to 4, and Wetlands – Variance. . . . . . . . . . . . . . . . . . . . . 20.39
O. Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.40
1. General. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.40
2. Record Required – Flood Hazards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.40
P. Assessment Relief – Wetlands. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.40
1. City Assessments. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.40
Q. Maps. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.40
1. Aquifer Protection. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.40
2. Flood Hazards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.40
3. Geologic Hazards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.40
a. Coal Mine Hazards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.40
b. Erosion Hazards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.40
c. Landslide Hazards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.40
d. Seismic. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.41
e. Steep Slopes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.41
f. Volcanic Hazards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.42
4. Streams and Lakes. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.42
5. Wetlands. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.42
6. Drainage Basins. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.42
R. Generic Hazardous Materials List . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.54
S. Pipeline Material. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.55
4-3-060 (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.57
4-3-070 (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .20.57
4-3-080 PUBLIC USE/“P” SUFFIX NOTIFICATION PROCEDURES . . . . . . . . . . . 20.57
A. Notice Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.57
B. Notice Content . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.57
C. Meeting Summary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.57
D. Special Height Allowances for Publicly Owned Structures. . . . . . . . . . . . . . 20.57
4-3-090 SHORELINE MASTER PROGRAM REGULATIONS. . . . . . . . . . . . . . . . . 20.57
A. Program Adopted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.57
B. Authentication, Record of Program . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.57
(Revised 6/05)3 - x
SECTION PAGE
NUMBER NUMBER
C. Amendments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.58
D. Purposes and Priorities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.58
E. Regulated Water Bodies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.58
F. State of Washington Classification of Water Bodies . . . . . . . . . . . . . . . . . . 20.58
1. Shorelines of Statewide Significance. . . . . . . . . . . . . . . . . . . . . . . . . . . 20.58
2. Shorelines of the State. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
G. Three (3) Environments Designated by City . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
1. Names of Environments. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
2. Basis for Designation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
3. Map of Environments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
H. Natural Environment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
1. Objective . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
2. Areas to Be Designated as a Natural Environment . . . . . . . . . . . . . . . . . . . 24
3. Extent of the Natural Environment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
4. Acceptable Activities and Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
5. Dedication for Flood Storage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
I. Conservancy Environment. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
1. Objective . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
2. Areas to Be Designated as a Conservancy Environment . . . . . . . . . . . . . . 24
3. Extent of the Conservancy Environment . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
4. Acceptable Activities and Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
5. Use Regulations in the Conservancy Environment . . . . . . . . . . . . . . . . . . . 24
a. Commercial Uses. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
b. Fish and Game Reserve and Breeding Operations . . . . . . . . . . . . . . . . 24
c. Industrial Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
d. Recreation Use. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
e. Residential Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
f. Utilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
g. Roads. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
J. Urban Environment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
1. Objective . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
2. Areas to Be Designated as Urban Environment. . . . . . . . . . . . . . . . . . . . . . 25
a. Areas of High Intensity Land Use. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
3. Extent of the Urban Environment. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
4. Acceptable Use and Activities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
5. Use Regulations in the Urban Environment. . . . . . . . . . . . . . . . . . . . . . . . . 25
a. Water-Oriented Activities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
b. Public Access. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
K. General Use Regulations for All Shoreline Uses . . . . . . . . . . . . . . . . . . . . . . . . 26
1. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
2. Environmental Effects . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
a. Pollution and Ecological Disruption . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
b. Burden on Applicant. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
c. Erosion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
d. Geology . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
3. Use Compatibility and Aesthetic Effects. . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
4. Public Access. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
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5. Facility Arrangement – Shoreline Orientation. . . . . . . . . . . . . . . . . . . . . . . 26
6. Landscaping. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
7. Unique and Fragile Areas. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
L. Specific Use Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
1. Airports and Seaplane Bases. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
a. Airport Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
b. Location of Seaplane Bases. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
c. Airport Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
d. Seaplane Bases (Commercial). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
e. Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
f. Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
2. Aquaculture . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
a. Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
b. Time . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
c. Design and Construction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
3. Boat-Launching Ramps . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
a. Site Appropriateness – Water Characteristics . . . . . . . . . . . . . . . . . . . 28
b. Site Appropriateness – Topography. . . . . . . . . . . . . . . . . . . . . . . . . . . 28
c. Dimensions and Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
d. Ramp Surface Material. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
e. Review Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
4. Bulkheads. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
a. Applicability and Exemption . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
b. When Permitted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
c. Associated Fill . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
d. General Design Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
5. Commercial Developments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
a. Location of Developments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
b. Incorporation of Public Recreational Opportunities . . . . . . . . . . . . . . . 29
c. View Impacts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
d. Setback. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
6. Dredging. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
a. Definition. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
b. Permitted Dredging. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
c. Prohibited Dredging . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
d. Regulations on Permitted Dredging . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
7. Industrial Development. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
a. When Permitted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
b. Setbacks. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
8. Landfills . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
a. When Permitted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
9. Marinas. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
a. When Permitted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
b. Design Requirements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
c. Location of Marinas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
10. Mining. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
11. Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
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a. Public Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
b. Private Parking. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
12. Piers and Docks. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
a. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
b. Fees Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
c. General Design Requirements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
d. Allowable Types of Piers and Docks . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
e. Design Criteria for Single Family Docks and Piers. . . . . . . . . . . . . . . . . 33
f. Design Criteria for Multi-Family Residence Docks. . . . . . . . . . . . . . . . . 34
g. Design Criteria for Recreational, Commercial and Industrial Docks. . . . 34
h. Use of Buoys and Floats . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
i. Variance to Dock and Pier Dimensions . . . . . . . . . . . . . . . . . . . . . . . . . 35
13. Recreation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
a. Definition . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
b. Public Recreation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
c. Private Recreation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
14. Residential Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
15. Roads and Railroads . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
a. Scenic Boulevards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
b. Sensitive Design. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
c. Debris Disposal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
d. Road Locations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
16. Stream Alteration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
a. Definition . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
b. Permitted Stream Alteration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
c. Prohibited Stream Alteration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
d. Regulations on Stream Alteration. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
17. Trails. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
a. Definition . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
b. Permitted Uses. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
18. Utilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
a. Native Vegetation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
b. Landscaping. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
c. Screening of Public Utilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
d. Special Considerations for Pipelines . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
e. Major Utilities – Specifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
f. Local Service Utilities, Specifications. . . . . . . . . . . . . . . . . . . . . . . . . . . 39
g. All-Inclusive Utility Tunnels. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39
M. Variances and Conditional Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39
N. Amendments to Shoreline Master Program. . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
1. Time . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
2. Review Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
O. Violations and Penalties. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
P. Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
4-3-095 (Deleted by Ord. 5286, 5-14-2007). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
4-3-100 URBAN DESIGN REGULATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
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B. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
C. Exemptions. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
1. Interior Remodels. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
2. Aircraft Manufacturing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
D. Administration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
1. Review Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
2. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
E. Site Design and Building Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
1. Site Design and Street Pattern. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
a. Minimum Standard for Districts ‘A’ and ‘B’ . . . . . . . . . . . . . . . . . . . . . . 43
b. Minimum Standards for Districts ‘C’ and ‘D’ . . . . . . . . . . . . . . . . . . . . . 43
2. Building Location and Orientation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
a. Minimum Standards for Districts ‘A’, ‘B’ and ‘D’ . . . . . . . . . . . . . . . . . . 44
b. Minimum Standards for District ‘C’ . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
c. Guideline Applicable to District ‘C’ . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
d. Guideline Applicable to Districts ‘C’ and ‘D’ . . . . . . . . . . . . . . . . . . . . . 44
3. Building Entries. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
a. Minimum Standards for Districts ‘A’, ‘B’, ‘D’ and ‘E’ . . . . . . . . . . . . . . . 44
b. Minimum Standards for District ‘C’ . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
c. Guideline Applicable to Districts ‘A’, ‘B’ and ‘C’ . . . . . . . . . . . . . . . . . . 45
d. Guidelines Applicable to Districts ‘A’ and ‘D’ . . . . . . . . . . . . . . . . . . . . 45
e. Guideline Applicable to Districts ‘B’ and ‘E’ . . . . . . . . . . . . . . . . . . . . . 46
f. Guideline Applicable to District ‘C’ . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
4. Transition to Surrounding Development. . . . . . . . . . . . . . . . . . . . . . . . . . . 46
a. Minimum Standards for Districts ‘A’ and ‘D’ . . . . . . . . . . . . . . . . . . . . . 46
b. Minimum Standards for Districts ‘B’ and ‘E’ . . . . . . . . . . . . . . . . . . . . . 46
c. Minimum Standards for District ‘C’ . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
5. Service Element Location and Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47
a. Minimum Standards for All Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . 47
b. Guideline Applicable to All Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47
6. Gateways . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47
a. Minimum Standards for Districts ‘C’ and ‘D’ . . . . . . . . . . . . . . . . . . . . . . 47
7. Illustrations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48
F. Parking and Vehicular Access . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52
1. Location of Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52
a. Minimum Standard for Districts ‘A’, ‘B’ and ‘D’ . . . . . . . . . . . . . . . . . . . 52
b. Minimum Standards for District ‘C’ . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52
c. Minimum Standards for District ‘E’ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52
d. Guideline Applicable to Districts ‘A’, ‘B’, ‘C’ and ‘D’ . . . . . . . . . . . . . . . 52
e. Guidelines Applicable to District ‘C’ . . . . . . . . . . . . . . . . . . . . . . . . . . . 52
2. Design of Surface Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 53
a. Minimum Standards for Districts ‘A’, ‘C’ and ‘D’ . . . . . . . . . . . . . . . . . . 53
b. Guidelines Applicable to Districts ‘A’, ‘C’ and ‘D’ . . . . . . . . . . . . . . . . . 53
3. Structured Parking Garages. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 53
a. Minimum Standards for Districts ‘C’ and ‘D’ . . . . . . . . . . . . . . . . . . . . . 53
b. Minimum Standards for District ‘D’ . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54
c. Guidelines Applicable to Districts ‘A’, ‘C’ and ‘D’ . . . . . . . . . . . . . . . . . 54
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d. Guidelines Applicable to Districts ‘B’ and ‘E’ . . . . . . . . . . . . . . . . . . . . . 54
4. Vehicular Access . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 55
a. Minimum Standard for Districts ‘B’ and ‘E’ . . . . . . . . . . . . . . . . . . . . . . . 55
b. Minimum Standards for District ‘C’ . . . . . . . . . . . . . . . . . . . . . . . . . . . . 55
c. Guidelines Applicable to Districts ‘A’ and ‘D’ . . . . . . . . . . . . . . . . . . . . . 55
d. Guidelines Applicable to Districts ‘B’ and ‘E’ . . . . . . . . . . . . . . . . . . . . . 55
5. Illustrations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56
G. Pedestrian Environment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58
1. Pathways through Parking Lots . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58
a. Minimum Standards for Districts ‘C’ and ‘D’. . . . . . . . . . . . . . . . . . . . . . 58
2. Pedestrian Circulation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58
a. Minimum Standards for Districts ‘A’, ‘C’ and ‘D’. . . . . . . . . . . . . . . . . . . 58
b. Guidelines Applicable to All Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . 59
c. Guidelines Applicable to District ‘C’ Only . . . . . . . . . . . . . . . . . . . . . . . . 59
3. Pedestrian Amenities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60
a. Minimum Standards for District ‘C’. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60
b. Minimum Standards for District ‘D’. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60
c. Minimum Standards for District ‘E’ Only. . . . . . . . . . . . . . . . . . . . . . . . . 60
d. Guidelines Applicable to Districts ‘C’, ‘D’ and ‘E’ . . . . . . . . . . . . . . . . . . 60
4. Illustrations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61
H. Landscaping/Recreation Areas/Common Open Space . . . . . . . . . . . . . . . . . . . 63
1. Landscaping. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63
a. Minimum Standards for All Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . . 64
b. Guidelines Applicable to All Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . 65
c. Guidelines Applicable to Districts ‘B’ and ‘E’ . . . . . . . . . . . . . . . . . . . . . 65
2. Recreation Areas and Common Open Space . . . . . . . . . . . . . . . . . . . . . . . 65
a. Minimum Standards for Districts ‘A’, ‘C’ and ‘D’. . . . . . . . . . . . . . . . . . . 65
b. Minimum Standard for Districts ‘B’ and ‘E’ . . . . . . . . . . . . . . . . . . . . . . . 67
c. Minimum Standard for District ‘C’. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
d. Guidelines Applicable to Districts ‘A’, ‘C’ and ‘D’ . . . . . . . . . . . . . . . . . . 67
e. Guideline Applicable to District ‘C’ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
3. Illustrations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68
I. Building Architectural Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70
1. Building Character and Massing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70
a. Minimum Standard for Districts ‘A’ and ‘D’. . . . . . . . . . . . . . . . . . . . . . . 70
b. Minimum Standard for Districts ‘B’ and ‘E’ . . . . . . . . . . . . . . . . . . . . . . . 71
c. Minimum Standards for District ‘C’. . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71
d. Guidelines Applicable to Districts ‘A’, ‘B’, ‘D’ and ‘E’ . . . . . . . . . . . . . . . 71
e. Guideline Applicable to Districts ‘B’ and ‘E’ . . . . . . . . . . . . . . . . . . . . . . 71
f. Guidelines Applicable to Districts ‘A’ and ‘D’ . . . . . . . . . . . . . . . . . . . . . 71
g. Guidelines Applicable to District ‘C’ . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71
2. Ground-Level Details . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
a. Minimum Standards for All Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
b. Guidelines Applicable to Districts ‘A’, ‘C’ and ‘D’ . . . . . . . . . . . . . . . . . . 73
c. Guideline Applicable to Districts ‘B’ and ‘E’ . . . . . . . . . . . . . . . . . . . . . . 73
3. Building Roof Lines . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
a. Minimum Standards for Districts ‘A’, ‘C’ and ‘D’. . . . . . . . . . . . . . . . . . . 73
3 - xv (Revised 7/07)
SECTION PAGE
NUMBER NUMBER
b. Guidelines Applicable to Districts ‘B’ and ‘E’ . . . . . . . . . . . . . . . . . . . . 74
c. Guideline Applicable to District ‘C’ . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74
4. Building Materials. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74
a. Minimum Standards for All Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . 74
b. Minimum Standard for Districts ‘A’, ‘C’ and ‘D’. . . . . . . . . . . . . . . . . . . 74
c. Guidelines Applicable to All Districts . . . . . . . . . . . . . . . . . . . . . . . . . . 74
d. Guideline Applicable to Districts ‘B’ and ‘E’ . . . . . . . . . . . . . . . . . . . . . . 74
5. Illustrations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 75
J. Signage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 78
1. Minimum Standards for Districts ‘C’ and ‘D’ . . . . . . . . . . . . . . . . . . . . . . . . 78
2. Guidelines Applicable to Districts ‘C’ and ‘D’ . . . . . . . . . . . . . . . . . . . . . . . 78
3. Illustrations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 79
K. Lighting. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 79
1. Minimum Standards for Districts ‘A’, ‘C’ and ‘D’ . . . . . . . . . . . . . . . . . . . . . 79
2. Guidelines Applicable to Districts ‘C’ and ‘D’ . . . . . . . . . . . . . . . . . . . . . . . 79
L. Modification of Minimum Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
M. Variance (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
N. Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
4-3-105 (Deleted by Ord. 4992, 12-9-2002). . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
4-3-110 URBAN SEPARATOR OVERLAY REGULATIONS . . . . . . . . . . . . . . . . . . . . 80
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
B. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
C. Urban Separators Maps . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 81
1. May Valley Urban Separator . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 81
2. Talbot Urban Separator . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 85
D. Administration. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 86
1. Review Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 86
2. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 86
E. Urban Separator Overlay Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 86
1. Contiguous Open Space Corridor Established. . . . . . . . . . . . . . . . . . . . . . . 86
2. Dedication of Open Space Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 86
3. Uses Allowed in Contiguous Open Space . . . . . . . . . . . . . . . . . . . . . . . . . . 86
4. Uses in Portions of the Urban Separator Outside the Established
Contiguous Open Space Corridor . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 87
5. Standards Within Entire Urban Separator . . . . . . . . . . . . . . . . . . . . . . . . . . 87
6. Modification of Mapped Contiguous Open Space . . . . . . . . . . . . . . . . . . . . 88
4-3-120 VIOLATIONS OF THIS CHAPTER AND PENALTIES . . . . . . . . . . . . . . . . . . 88
A. Enforcement Officer . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 88
B. Violations of This Chapter and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 88
C. Tests. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 88
4-3-010E
3 - 1 (Revised 12/05)
4-3-010 ADULT RETAIL AND
ENTERTAINMENT REGULATIONS:
(Amd. Ord. 4827, 1-24-2000)
A. PROHIBITED IN CERTAIN AREAS:
Adult motion picture theaters, peep shows, pano-
rams, adult retail uses, and places of adult enter-
tainment are prohibited:
1. Within one thousand feet (1,000′) of any
residential zone (RC, R-1, R-4, R-8, R-10,
RM, COR or RMH) or any single family or
multiple family residential use. (Amd. Ord.
4773, 3-22-1999)
2. Within one thousand feet (1,000′) of any
public or private elementary or secondary
school.
3. Within one thousand feet (1,000′) of any
family day care, day care center for children,
nursery, or preschool.
4. Within one thousand feet (1,000′) of any
church or other facility or institution used pri-
marily for religious purposes.
5. Within one thousand feet (1,000′) of any
public park or P-1 zone. (Amd. Ord. 4828,
1-24-2000)
EXCEPT: Adult retail uses and adult entertain-
ment businesses, as defined herein, shall be per-
mitted within those zones within the Employment
Area Valley (EAV) land use designation of the
comprehensive plan and south of I-405, and are
not subject to the distance requirements set out
herein. (Ord. 4828, 1-24-2000)
B. MEASUREMENT PROCEDURE:
The distances provided in this Section shall be
measured by following a straight line, without re-
gard to intervening buildings, from the nearest
point of the property parcel upon which the pro-
posed use is to be located, to the nearest point of
the parcel of property or the land use district
boundary line from which the proposed land use
is to be separated.
C. LIABILITY:
Nothing in this Section is intended to authorize,
legalize or permit the establishment, operation or
maintenance of any business, building or use
which violates any City regulation or statute of the
State of Washington regarding public nuisances,
sexual conduct, lewdness or obscene or harmful
matter or the exhibition or public display thereof.
D. VIOLATIONS OF THIS CHAPTER AND
PENALTIES:
Violation of this Section on adult retail and enter-
tainment regulations is declared to be a public
nuisance per se, which may be abated by the City
by way of civil abatement procedures, RMC
1-3-3, or RMC 1-3-2, Civil Penalties, or both, and
not by criminal prosecution. (Ord. 4261,
2-26-1990; Ord. 5159, 10-17-2005)
E. NONCONFORMING USES:
1. Amortization Schedule: Any adult en-
tertainment, activity, use, or retail use located
within the City limits on the effective date of
Ordinance No. 4827 (February 27, 2000) that
is made nonconforming by this Section shall
be terminated within one year.
2. Extension Requests.
a. Timing: Such termination date may
be extended upon the approval of an ap-
plication filed with the City within one
hundred twenty (120) days of the effec-
tive date of the ordinance codified in this
Section requesting an extension to such
one-year amortization period.
b. Decision Criteria: The administra-
tive decision on whether or not to ap-
prove any extension period and the
length of such period shall be based
upon the applicant demonstrating a sig-
nificant economic hardship that is based
on an irreversible financial investment or
commitment unique to that location made
prior to the effective date of the ordinance
codified in this Section including, but not
limited to, fixed assets and tenant im-
provements. A determination of signifi-
cant economic hardship shall be based
upon the degree to which the require-
ments of this Section diminish the viabil-
ity of the business or precludes
reasonable alternative uses of the sub-
ject property.
c. Process: The extension request
shall be processed as a Type V proce-
dure pursuant to RMC 4-8-080G.
4-3-020A
(Revised 12/05)3 - 2
d. Maximum Extension Period: No
extension period shall be greater than
one year.
e. Appeals: Rights to appeal the deci-
sion are governed by the provisions of
RMC 4-8-110E8 and F6. (Ord. 4828,
1-24-2000)
4-3-020 AIRPORT RELATED HEIGHT
AND USE RESTRICTIONS:
A. AIRPORT INFLUENCE AREA
ESTABLISHED:
In order to regulate the use of property in the vi-
cinity of the airport, all of the land within Safety
Zones 1 through 6 of the Renton Municipal Airport
shall be known as the Airport Influence Area, as
shown in subsection F of this Section. (Ord. 5029,
11-24-03)
B. HEIGHT LIMITS:
Except as otherwise provided in this Code, no
structure or tree shall penetrate the Federal Avia-
tion Regulation Part 77 Objects Affecting Naviga-
ble Airspace, as shown in subsection G of this
Section. (Ord. 1542, 4-17-1956; Ord. 1829,
5-17-1960; Amd. Ord. 5029, 11-24-03)
C. USE RESTRICTIONS:
1. Notwithstanding any other provisions of
this Code, no use may be made of land within
Airport Safety Zones 1 through 4, as shown in
subsection F of this Section, in such a man-
ner as to create electrical interference with ra-
dio communication between the airport and
aircraft, making it difficult for fliers to distin-
guish between airport lights and others, result
in glare in the eyes of fliers using the airport,
impair visibility in the vicinity thereof, or other-
wise endanger the landing, taking off, or ma-
neuvering of aircraft.
2. Places of public assembly in the Airport
Influence Area, as shown in subsection F of
this Section, may be conditioned in terms of
frequency of use, time of use, and number of
people assembled.
3. Residential uses may be conditioned in
relation to residential density in the Airport In-
fluence Area, as shown in subsection F of this
Section.
4. Nonresidential uses may be conditioned
in relation to intensity of use in the Airport In-
fluence Area, as shown in subsection F of this
Section.
5. Bird attractants, such as uncovered
refuse dumpsters, and uses that produce
smoke, dust, glare, vapor, gasses or other
emissions may be restricted in the Airport In-
fluence Area, as shown in subsection F of this
Section.
6. Noise-sensitive uses shall be prohibited
from locating within the 65 DNL (or higher)
noise contour of the Renton Municipal Air-
port, as shown in subsection H of this Sec-
tion. (Ord. 5029, 11-24-03)
D. HAZARD MARKING AND LIGHTING:
Any permit or variance granted as provided in this
Section and affecting Airport Safety Zones 1
through 4, as shown in subsection F of this Sec-
tion, shall be so conditioned as to require the
owner of the structure or tree in question to install,
operate and maintain thereon, at the owner’s own
expense, such markers and lights as may be nec-
essary to give adequate notice to aircraft of the
presence of such airport hazard.
E. SAFETY VERIFICATION AND
NOTIFICATION:
1. Land Use Permit Master Applications for
proposed projects to be located within the Air-
port Influence Area shall require one of the
following:
a. A certificate from an engineer or land
surveyor, that clearly states that the pro-
posed use will not penetrate the Federal
Aviation Administration Regulation Part
77 Objects Affecting Navigable Airspace
(subsection G of this Section); or
b. The maximum elevation of proposed
buildings or structures based on the es-
tablished airport elevation reference da-
tum will not penetrate the Federal
Aviation Administration Regulation Part
77 Objects Affecting Navigable Airspace
(subsection G of this Section). Elevations
shall be determined by an engineer or
land surveyor.
4-3-020E
3 - 2.1 (Revised 12/05)
2. Within the Airport Influence Area, as
shown in subsection F of this Section, disclo-
sure notice shall be placed on land title when
(Revised 12/05)3 - 2.2
This page left intentionally blank.
4-3-020E
3 - 3 (Revised 1/05)
property is subdivided, or as part of approval
of conditional use permits, special use per-
mits, building permits, or other SEPA nonex-
empt projects. Such notice may relate to
noise, low overhead flights, aviation opera-
tions that create high levels of noise, or avia-
tion operations at night when there is greater
sensitivity to noise.
3. Prior to approval of residential land use
or other land uses where noise-sensitive ac-
tivities may occur within the Airport Influence
Area, as shown in subsection F of this Sec-
tion, an avigation easement shall be granted
to the City of Renton. The avigation ease-
ment shall be approved by the City Attorney
prior to recording.
4. Prior to approval of land uses where avi-
ation overflight may occur within the Airport
Influence Area, as shown in subsection F of
this Section, an avigation easement shall be
granted to the City of Renton. The avigation
easement shall be approved by the City Attor-
ney prior to recording.
5. Applicants for projects located within the
Airport Influence Area shall submit a descrip-
tion of construction and a construction sched-
ule prior to issuance of building permits to
prevent construction equipment, such as
cranes, from penetrating the airspace without
prior notification to responsible parties.
(Ord. 1542, 4-17-1956; Amd. Ord. 5029, 11-24-
03; Ord. 5100, 11-1-04)
4-3-020F
(Revised 1/05)3 - 4
F. AIRPORT INFLUENCE AREA MAP:
(Ord. 5029, 11-24-03; Ord. 5100, 11-1-04)
4-3-020G
3 - 5 (Revised 1/05)
G. FEDERAL AVIATION REGULATION PART 77 OBJECTS AFFECTING NAVIGABLE
AIRSPACE:
(Ord. 5100, 11-1-04)
4-3-020H
(Revised 1/05)3 - 6
H. RENTON MUNICIPAL AIRPORT ANNUAL AVERAGE NOISE EXPOSURE MAP:
(Ord. 5029, 11-24-03; Ord. 5100, 11-1-04)
4-3-040B
3 - 7 (Revised 1/08)
4-3-030 (Reserved)
4-3-040 COMMERCIAL CORRIDOR
BUSINESS DESIGNATIONS:
A. PURPOSE:
These regulations establish development stan-
dards to implement the Commercial Corridor
Comprehensive Plan designation and establish
“business districts.” These regulations guide the
redevelopment of strip commercial urban forms
into more concentrated urban forms, provide for
design guidelines for residential development
within the district, enhance the pedestrian envi-
ronment, make the commercial environment
more attractive, improve the City’s tax base, and
result in a more successful business district. (Ord.
5191, 12-12-2005)
B. APPLICABILITY:
1. Renton Automall District.
a. Automall Area A: That area
bounded by Grady Way S. on the north,
Rainier Avenue S. (SR-167) on the east,
I-405 on the south, and Seneca Avenue
S. on the west; and
That area bounded by S.W. Grady Way
on the north, Raymond Avenue S.W. on
the west, Seneca Avenue S.W. on the
east, and the alley midway between S.W.
Grady and SW 12th Street, on the south.
b. Automall Area B: That area along
the south side of S.W. Grady defined by
the alley between S.W. Grady Way and
S.W. 12th Street on the north, Seneca
Avenue S.W. on the east, Raymond Ave-
nue S.W. on the west, and I-405 on the
south;
That area along the south side of S.W.
Grady Way west of Raymond Avenue S.
between S.W. Grady Way on the north,
Raymond Avenue S. on the east, a north/
south line approximately four hundred
feet (400') east of Raymond Avenue S.W.
on the west, and I-405 on the south;
That area along the north side of S.W.
Grady Way west of Lind Avenue S.
bounded by S.W. Grady Way on the
south, Oakesdale Avenue S.W. on the
west, S.W. 10th Street on the north, and
Lind Avenue S.W. on the east;
That area along the north side of S.W.
Grady Way between Lind Avenue to the
west and Rainier Avenue S. on the east.
Beginning at a point approximately four
hundred feet (400') north of S.W. Grady
Way along the east side of Lind Avenue
S.W. on the west, then east for a distance
of approximately three hundred twenty
five feet (325'), then south to a point ap-
proximately one hundred eighty feet
(180') north of S.W. Grady Way, then east
from this point parallel to S.W. Grady
Way to a point approximately ninety feet
(90') west of Rainier Avenue S., then
north from this point approximately sixty
feet (60'), then west approximately fifty
feet (50'), and then north approximately
two hundred fifteen feet (215') and then
east approximately one hundred sixty
feet (160') to Rainier Avenue S. on the
east;
That area north of South 7th Street and
west of Hardie Avenue generally de-
scribed as the area beginning at the
northwest corner of South 7th Street and
Hardie Avenue S. and then proceeding
west approximately four hundred twenty
five feet (425'), then north approximately
four hundred fifty feet (450') to the south-
ern edge of the Burlington Northern Rail-
road right-of-way, then east along the
railroad right-of-way approximately two
hundred thirty five feet (235') to Hardie
Avenue and then south along Hardie Av-
enue to the beginning point;
That area north of South 7th Street be-
tween Hardie Avenue on the west, the
Burlington Northern Railroad right-of-way
on the north, and Rainier Avenue on the
east;
That area north of South 7th Street be-
tween Rainier Avenue S. on the west, a
line approximately one hundred ninety
feet (190') north of and parallel to South
7th Street on the north, and Shattuck Av-
enue S. on the east;
The triangular area on the south side of
South 7th Street between Hardie Avenue
4-3-040C
(Revised 1/08)3 - 8
on the west and Rainier Avenue on the
east;
The larger area north of S. Grady Way
between Rainier Avenue on the west and
Shattuck Avenue S. on the east between
South 7th Street on the north and S.
Grady Way on the south;
That area north of S. Grady Way between
Shattuck Avenue S. on the west, the
northern edge of the former railroad right-
of-way approximately one hundred fifty
feet (150') north of S. Grady Way, and
Talbot Road/Smithers Avenue S. on the
east;
That area along the south side of S.
Grady Way between SR-167/Rainier Av-
enue S. on the west and a north/south
line approximately one thousand six hun-
dred thirty feet (1,630') east of SR-167 on
the east, S. Grady Way on the north, and
on the southwest along S. Renton Village
Place approximately one hundred sev-
enty five feet (175') to the 1998 zoning
boundary between the CA Zone and the
CO Zone on the south; and
That area along the south side of S.
Grady Way east of Talbot Road bounded
by Talbot Road on the west, S. Grady
Way on the northwest, Renton City Hall
on the north/northeast, Benson Road S.
on the east/southeast, and the I-405
right-of-way on the south.
2. N.E. Sunset Boulevard Business Dis-
trict: That area (RMC 4-3-040H) along NE
Sunset Blvd. from east of Duvall Ave. NE to
west of Union Ave. NE.
3. Northeast Fourth Business District:
That area (RMC 4-3-040I) along NE 3rd and
4th Streets between Queen Ave. NE on the
west and Field Ave. NE on the east.
4. Rainier Ave. Business District: The
area (RMC 4-3-040J) along Rainier Avenue
to Airport Way on the north and to the Houser
railroad trestle on the south where it abuts the
Renton Automall District. (Amd. Ord. 4839,
5-8-2000; Ord. 5100, 11-1-2004; Ord. 5331,
12-10-2007)
5. Puget Drive Business District: The
area (RMC 4-3-040K) along Benson Road
South and Puget Drive South that is south of
Interstate 405 and north of the intersection of
Puget Drive South and Benson Road South.
(Ord. 5191, 12-12-2005)
C. USES PERMITTED IN THE RENTON AUTOMALL IMPROVEMENT DISTRICT:
The following use provisions take precedence over the underlying zoning:
USES ALLOWED IN AREA A
Only the following uses are permitted within Automall Area A
USES ALLOWED
IN AREA B
Within the CA Zone: Auto, motorcycle, snowmobile, lawn and garden
equipment, and passenger truck sales;
Secondary uses including: Licensing bureaus, car rentals, public parking, and
other uses determined by the Zoning Administrator to directly support
dealerships;
Within the IM Zone: Auto, motorcycle, snowmobile, lawn and garden
equipment, passenger truck sales, and existing office;
Secondary uses including: Licensing bureaus, car rentals, public parking, off-
site parking consistent with RMC 4-4-080E2 and other uses determined by the
Zoning Administrator to directly support dealerships.
All uses permitted by the
underlying zoning
4-3-040D
3 - 9 (Revised 1/08)
D. DEVELOPMENT STANDARDS FOR USES LOCATED WITHIN THE RENTON AUTOMALL
– AREAS A AND B:
All permitted uses in Area A and all auto sales and related uses in Area B of the Renton Automall shall com-
ply with the following development standards:
ALL USES IN AREA A,
DEALERSHIPS AND
RELATED USES IN AREA B
NON-DEALERSHIPS AND
RELATED USES IN AREA B
SERVICE AREA
ORIENTATION
Service areas shall not face public
street frontage.
Service areas shall not face public
street frontage.
LANDSCAPING –
STREET FRONTAGE
LANDSCAPING
REQUIREMENTS
for lots which abut Lind
Avenue S.W., S.W.
Grady Way, Talbot
Road S. (SR-515) and
Rainier Avenue S.
A 15-foot-wide landscape strip along
these street frontages. This frontage
requirement is in lieu of the frontage
requirement listed for the zone in
chapter 4-2 RMC.
Unimproved portions of the right-of-way
may be used in combination with
abutting private property to meet the
required 15-foot landscape strip width.
The landscaping shall include a
minimum 30-inch-high berm and red
maples (Acer rubrum) planted 25 feet
on center.
Pursuant to landscaping requirements
listed in chapter 4-2 RMC
(requirements for the underlying zone)
and RMC 4-4-070.
LANDSCAPING –
MINIMUM AMOUNT
AND LOCATION
Minimum 2.5% of the gross site area
shall be provided as on-site
landscaping. Landscaping shall be
consolidated and located at site entries,
building fronts, or other visually
prominent locations as approved
through the site plan development
review process.
Pursuant to landscaping requirements
listed in chapter 4-2 RMC
(requirements for the underlying zone)
and RMC 4-4-070.
WHEEL STOPS If frontage landscaping is relocated,
then permanent wheel stops or
continuous curbs must be installed a
minimum of 2.5 feet from sidewalks to
prevent bumper overhang of sidewalks.
Where these requirements differ from
the requirements of the parking, loading
and driveway regulations of chapter 4-4
RMC, these requirements shall govern.
If frontage landscaping is relocated,
then permanent wheel stops or
continuous curbs must be installed a
minimum of 2.5 feet from sidewalks to
prevent bumper overhang of sidewalks.
Where these requirements differ from
the requirements of the parking, loading
and driveway regulations of chapter 4-4
RMC, these requirements shall govern.
CUSTOMER PARKING Customer parking shall be designated
and striped near entry drives and visible
from public streets. Where possible,
customer parking shall be combined
with adjacent dealership customer
parking and shared access. Where
these requirements differ from the
requirements of the parking, loading
and driveway regulations of chapter 4-4
RMC, these requirements shall govern.
Customer parking shall be designated
and striped near entry drives and visible
from public streets. Where possible,
customer parking shall be combined
with adjacent dealership customer
parking and shared access. Where
these requirements differ from the
requirements of the parking, loading
and driveway regulations of chapter 4-4
RMC, these requirements shall govern.
4-3-040E
(Revised 1/08)3 - 10
E. POTENTIAL WAIVER OF STREET
VACATION FEES FOR DEALERSHIPS
LOCATED WITHIN THE RENTON
AUTOMALL AREA A:
All street vacation fees and compensation for the
right-of-way may be waived by the Council for de-
veloping properties in Area A, provided:
1. The properties are designated to be va-
cated on the Automall Improvement Plan
Map,
2. The application for street vacation con-
forms to RMC 9-14-10, Administrative Proce-
dure for Right-of-Way Vacations, and
3. The uses proposed conform to subsec-
tion C of this Section. (Amd. Ord. 4749,
10-19-1998)
F. DEVELOPMENT STANDARDS FOR
USES LOCATED WITHIN THE
NORTHEAST FOURTH STREET, PUGET
DRIVE, RAINIER AVENUE, AND SUNSET
BOULEVARD BUSINESS DISTRICTS:
1. Northeast Fourth, Puget, Rainier, and
Sunset Business Districts:
a. Maximum Front Yard Setback:
Maximum front setback of fifteen feet
(15') from the property line. In the NE
Fourth Business District, the fifteen-foot
(15') setback may be modified to accom-
modate the Boulevard Improvement
Plan. When the fifteen-foot (15') setback
is modified, a fifteen-foot (15') land-
scaped buffer shall be required within the
enlarged setback. Required parking shall
not be located within a modified setback.
b. Public Plazas: There shall be provi-
sion of a public plaza of no less than one
thousand (1,000) square feet with a min-
imum dimension of twenty feet (20') on
one side abutting the sidewalk. The pub-
AUTOMALL
RIGHT-OF-WAY
IMPROVEMENT PLAN
COORDINATION
Once completed, all development shall
coordinate with a right-of-way
improvement plan. A right-of-way
improvement plan shall be completed
by the City in coordination with adjacent
property owners, and shall address
gateways, signage, landscaping, and
shared access.
Once completed, all development shall
coordinate with a right-of-way
improvement plan. A right-of-way
improvement plan shall be completed
by the City in coordination with adjacent
property owners, and shall address
gateways, signage, landscaping, and
shared access.
AUTOMALL
IMPROVEMENT PLAN
COMPLIANCE
All development shall coordinate with
the Automall Improvement Plan
adopted by Resolution No. 3182. The
plan addresses potential street
vacations, right-of-way improvements,
area gateways, signage, landscaping,
circulation, and shared access.
All development shall coordinate with
the Automall Improvement Plan
adopted by Resolution No. 3182. The
plan addresses potential street
vacations, right-of-way improvements,
area gateways, signage, landscaping,
circulation, and shared access.
MODIFICATIONS Where full compliance with these
provisions would create a hardship for
existing uses undergoing major
modifications, the Zoning Administrator
may modify them. Hardship for existing
uses may result from existing lot
coverage, existing siting of buildings,
etc., which preclude full compliance.
ALL USES IN AREA A,
DEALERSHIPS AND
RELATED USES IN AREA B
NON-DEALERSHIPS AND
RELATED USES IN AREA B
4-3-040F
3 - 11 (Revised 1/08)
lic plaza must be landscaped consistent
with RMC 4-4-070, including at minimum
street trees, decorative paving, pedes-
trian-scaled lighting, and seating. These
public plazas are to be provided at all in-
tersections in the business districts at the
intersections identified:
i. In the NE 4th Business District,
any intersection with NE 4th Street.
ii. In the Sunset Business District,
any intersection with Sunset Boule-
vard.
iii. In the Puget Business District, at
the intersection of Benson Road and
Puget Drive.
iv. In the Rainier Avenue Business
District, at the intersections of Rain-
ier Avenue and South 3rd, as well as
Rainier Avenue and Airport Way.
c. Future Commercial Development
Pads: For parcels that are not fully devel-
oped, designate appropriate areas for fu-
ture pad development to occur in later
phases.
d. Parking: The maximum number of
parking spaces provided for uses within
the corridor designation is limited to the
minimum requirement in RMC
4-4-080F10, Number of Required Park-
ing Spaces. Garage structures shall not
open directly onto a principal arterial or
street. Parking lots shall be oriented to
minimize their visual impact on the site.
No more than six (6) stalls may be con-
secutively clustered without an interven-
ing landscaped area a minimum of five
feet (5') in width and the length of the
stall.
e. Pedestrian Connections:
i. Location of Pedestrian Con-
nections:
(a) A minimum of one pedes-
trian connection shall be pro-
vided to connect the entry or
entries of each detached building
to the street in addition to side-
walks required in RMC 4-6-060F.
(b) A minimum of one pedes-
trian connection shall be pro-
vided from each parking field
located on the back and/or side
of a building to the entry or en-
tries.
(c) A minimum of one pedes-
trian connection shall be pro-
vided from each side of a
property or development abut-
ting or adjacent to commercial
and/or residential uses.
(d) Space for the minimum re-
quired pedestrian connections
above shall be reserved for fu-
ture pad development and when
the proposed development is
abutting or adjacent to an un-
used parcel.
ii. Design Standard for Internal
Pedestrian Connections:
(a) Pedestrian connections
shall be ADA accessible and a
minimum of five feet (5') in width.
(b) At least one of the following
materials shall be used to define
the walkway: pavers, changes in
texture, or changes in the com-
position of the paving.
(c) The entry and exit of the
walkway shall be defined with a
trellis, special railing, bollards, or
other architectural features, as
approved by the Reviewing Offi-
cial.
(d) Planting strips required in
RMC 4-6-060F shall be located
between the road and the re-
quired sidewalk. Trees, shrubs,
ground covers, and perennial
planting are required compo-
nents of landscaping. Landscap-
ing is subject to the requirements
of RMC 4-4-070.
(e) Bollards or other decorative
features may be provided at the
pedestrian access points be-
tween commercial and residen-
4-3-040F
(Revised 1/08)3 - 12
tial uses. Chains across
vehicular or pedestrian access
points are prohibited.
f. Additional Standards for Stand
Alone Residential Uses: Site design
shall include design elements that sup-
port a quality mixed use business district.
The following minimum standards shall
be met; however, the Reviewing Official
may require additional elements consis-
tent with site plan review criteria when
determined necessary to integrate com-
mercial and residential uses within this
district.
i. Street Grid: The project shall use
a modified street grid system where
residential buildings are oriented to a
street. A public street grid system
within the project shall be provided.
No cul-de sacs allowed. Hammer-
head turnarounds may only be used
if the ends are able to accommodate
future connection as part of the mod-
ified street grid system. Emergency
fire access shall be provided through
public streets or private easements
connecting to the adjacent commer-
cial or residential area.
ii. Site Design: Each unit shall ad-
dress the public street, private street,
or court with a private residential en-
try on the front facade of the structure
designed to provide individual
ground floor connection to the out-
side.
iii. Residential Building Size: A
maximum of four (4) consecutively
attached units shall be allowed.
iv. Minimum Land Area: A mini-
mum of one thousand two hundred
(1,200) square feet of land area per
dwelling unit is required. Each dwell-
ing shall have a ground-related pri-
vate useable outdoor space of at
least two hundred (200) square feet
with a minimum dimension of ten feet
(10').
v. Building Design Standards:
Urban Design Regulations District B
standards shall be required. See
RMC 4-3-100. Distinctive building
design shall be provided with a supe-
rior level of quality for materials, de-
tails, and window placement. A
consistent visual identity shall be ap-
plied to all sides of building that can
be seen by the general public. Build-
ings should integrate pitched roofs,
dormer windows, etc., to illustrate
residential massing. Variation of
modulation of vertical and horizontal
facades of a minimum of six feet (6')
depth and twenty feet (20') length is
required at a minimum of a forty-foot
(40') interval to reduce overall bulk
and add interest and quality. Fa-
cades may be articulated with bays,
terraces, balconies, awnings, stoops,
recessed openings, etc. Large
“boxes” without articulation are not
allowed. No parapet or roof line shall
exceed one-half the length of the
building facade without a change in
elevation. Building entries should be
the most prominent feature of the fa-
cade, emphasized through the use of
materials and architectural detail
such as towers, projections, varied
roofs, trellis work, pergolas, or cov-
ered entryways.
vi. Walling and Fencing: Any wall-
ing or fencing shall use materials
used in the architectural treatment of
the dwellings. In addition, where
fencing occurs between residential
and commercial uses, a minimum of
one pedestrian access point shall be
required consistent with the stan-
dards above.
vii. Additional Residential Park-
ing Standards: Parking must be
within an enclosed structure located
to the rear of the primary structure or
in a detached garage with rear ac-
cess. If this absolutely cannot be ac-
complished due to physical
constraints of the site, then garages
shall be designed to have minimum
impact on streetscape appearance
and function through the use of
shared drives, architectural detailing,
or facade design. The required guest
spaces for attached residential uses
may be surface parking.
4-3-040F
3 - 12.1 (Revised 1/08)
g. Additional Standards for Mixed
Use (Within the Same Building) Com-
mercial and Residential Uses: Site de-
sign shall include design elements that
support a quality mixed use business dis-
trict. The following minimum standards
shall be met; however, the Reviewing Of-
ficial may require additional elements
consistent with site plan review criteria
when determined necessary to integrate
commercial and residential uses within
this district.
i. Access: Hammerhead turn-
arounds may only be used if the ends
are able to accommodate future con-
nection as part of a modified street
grid system. Emergency fire access
shall be provided through public
streets or private easements con-
necting to the adjacent commercial
or residential area.
ii. Site Design: Commercial space
must be reserved on the ground floor
of all mixed use buildings, at a mini-
mum depth of thirty feet (30') along
the street frontage on the ground
floor in the NE 4th, Sunset, Rainier,
and Puget Business District Overlay.
Residential uses shall not be located
in the ground floor commercial
space, except for a residential entry
feature linking the residential portion
of the development to the street.
iii. Building Design Standards:
Urban Design Regulations District B
standards shall be required. See
RMC 4-3-100. Distinctive building
design shall be provided with a supe-
rior level of quality for materials, de-
tails, and window placement. A
consistent visual identity shall be ap-
plied to all sides of building that can
be seen by the general public. Varia-
tion of modulation of vertical and hor-
izontal facades of a minimum of six
feet (6') depth and twenty feet (20')
length is required at a minimum of a
forty-foot (40') interval to reduce
overall bulk and add interest and
quality. Facades may be articulated
with bays, terraces, balconies, aw-
nings, stoops, recessed openings,
etc. Large “boxes” without articula-
tion are not allowed. No parapet or
roof line shall exceed one-half the
length of the building facade without
a change in elevation. Building en-
tries should be the most prominent
feature of the facade, emphasized
through the use of materials and ar-
chitectural detail such as towers, pro-
jections, varied roofs, trellis work,
pergolas, or covered entryways.
iv. Additional Mixed Use Parking
Standards: Parking for the residen-
tial units must be within an enclosed
structure located under the residen-
tial portion of the building. The re-
quired guest spaces for residential
uses may be surface parking.
2. Rainier Avenue Business District: The
district shall have the following additional re-
quirements:
a. Access points are to be consolidated
to properties.
b. New billboards prohibited.
c. Freestanding signs are restricted to
monument signs.
d. Sidewalk width at the intersections of
Rainier Avenue and SW Sunset Boule-
vard/South Third Street, Rainier Avenue
and South Third Place, and Rainier Ave-
nue and South Fourth Place shall be ten
feet (10'), minimum.
e. Maximum setback of fifteen feet
(15'). Building setback for a primary use
may exceed the maximum; provided, that
a designated area for a future pad devel-
opment that will conform to the maximum
setback is established through a re-
corded document.
f. The number of parking spaces pro-
vided for uses within the district is limited
to the minimum requirement. (Amd. Ord.
5331, 12-10-2007)
4-3-040G
(Revised 1/08)3 - 12.2
G. MAPS OF AUTOMALL OVERLAY DISTRICTS:
4-3-040H
3 - 12.3 (Revised 3/06)
H. NE SUNSET BOULEVARD CORRIDOR BUSINESS DISTRICT:
(Ord. 5191, 12-12-2005)
4-3-040I
(Revised 3/06)3 - 12.4
I. NE 4TH STREET CORRIDOR BUSINESS DISTRICT:
(Ord. 5191, 12-12-2005)
4-3-040J
3 - 12.5 (Revised 1/08)
J. RAINIER CORRIDOR BUSINESS DISTRICT:
(Ord. 4839, 5-8-2000; Ord. 5100, 11-1-04; Ord. 5191, 12-12-2005; Ord. 5331, 12-10-2007)
4-3-040K
(Revised 1/08)3 - 12.6
K. PUGET DRIVE BUSINESS DISTRICT:
(Ord. 5191, 12-12-2005)
4-3-050A
3 - 12.7 (Revised 3/06)
4-3-050 CRITICAL AREAS
REGULATIONS:
A. PURPOSE:
1. General: The purposes of this section
are to:
a. Manage development activities to
protect environmental quality;
b. Assist or further the implementation
of the policies of the Growth Manage-
ment Act, the State Environmental Policy
Act, chapter 43.21C RCW, and the City
Comprehensive Plan;
c. Provide City officials with information
to evaluate, approve, condition or deny
public or private development proposals
with regard to critical area impacts;
d. Protect the public life, health, safety,
welfare, and property by minimizing and
managing the adverse environmental im-
pacts of development within and abutting
critical areas; and
e. Protect the public from:
i. Preventable maintenance and re-
placement of public facilities needed
when critical area functioning is im-
paired;
ii. Unnecessary costs for public
emergency rescue and relief opera-
tions; and
iii. Potential litigation on improper
construction practices occurring in
critical areas.
2. Aquifer Protection: The overall purpose
of the aquifer protection regulations is to pro-
tect aquifers used as potable water supply
sources by the City from contamination by
hazardous materials. Other specific purposes
include:
a. Protect the groundwater resources of
the City;
b. Provide a means of regulating spe-
cific land uses within aquifer protection
areas;
c. Provide a means of establishing safe
construction practices for projects built
within an aquifer protection area; and
d. Protect the City’s drinking water sup-
ply from impacts by facilities that store,
handle, treat, use, or produce sub-
stances that pose a hazard to groundwa-
ter quality.
3. Flood Hazards: It is the purpose of the
flood hazard regulations to:
a. Minimize public and private losses
due to flood conditions in specific areas;
and
b. Minimize expenditure of public
money and costly flood control projects;
and
c. Minimize the need for rescue and re-
lief efforts associated with flooding and
generally undertaken at the expense of
the general public; and
d. Minimize damage to public facilities
and utilities such as water and gas
mains, electric, telephone and sewer
lines, streets, and bridges located in ar-
eas of special flood hazard; and
e. Help maintain a stable tax base by
providing for the sound use and develop-
ment of areas of special flood hazard so
as to minimize future flood blight areas;
and
f. Ensure that those who occupy the ar-
eas of special flood hazard assume re-
sponsibility for their actions.
4. Geologic Hazards: The purposes of the
geologic hazard regulations are to:
a. Minimize damage due to landslide,
subsidence or erosion through the con-
trol of development; and
b. Protect the public against avoidable
losses due to maintenance and replace-
ment of public facilities, property dam-
(Revised 3/06)3 - 12.8
This page left intentionally blank.
4-3-050B
3 - 13 (Revised 6/05)
age, subsidy cost of public mitigation of
avoidable impacts, and costs for public
emergency rescue and relief operations;
and
c. Reduce the risks to the City and its
citizens from development occurring on
unstable slopes; and
d. Control erosion and sediment run-off
from development.
5. Habitat Conservation: The primary pur-
pose of habitat conservation regulations is to
minimize impacts to critical habitats and to re-
store and enhance degraded or lower quality
habitat in order to:
a. Maintain and promote diversity of
species and habitat within the City; and
b. Coordinate habitat protection with
the City’s open space system, whenever
possible, to maintain and provide habitat
connections; and
c. Help maintain air and water quality,
and control erosion; and
d. Serve as areas for recreation, educa-
tion, scientific study, and aesthetic appre-
ciation.
6. Streams and Lakes: The purposes of
the stream and lake regulations are to:
a. Protect riparian habitat in order to
provide for bank and channel stability,
sustained water supply, flood storage, re-
cruitment of woody debris, leaf litter, nu-
trients, sediment and pollutant filtering,
shade, shelter, and other functions that
are important to both fish and wildlife; and
b. Prevent the loss of riparian acreage
and functions and strive for a net gain
over present conditions through restora-
tion where feasible; and
c. Protect aquatic habitat for salmonid
species. Other fish/aquatic species are
addressed through Habitat Conservation
regulations (see subsection A5 of this
Section).
7. Wetlands: The purposes of the wetland
regulations are to:
a. Ensure that activities in or affecting
wetlands do not threaten public safety,
cause nuisances, or destroy or degrade
natural wetland functions and values;
and
b. Preserve, protect and restore wet-
lands by regulating development within
them and around them; and
c. Protect the public from costs associ-
ated with repair of downstream proper-
ties resulting from erosion and flooding
due to the loss of water storage capacity
provided by wetlands; and
d. Prevent the loss of wetland acreage
and functions and strive for a net gain
over present conditions. (Ord. 4851,
8-7-2000; Ord. 5137, 4-25-2005)
B. APPLICABILITY – CRITICAL AREAS
DESIGNATIONS/MAPPING:
1. Lands to Which These Regulations
Apply: The following critical areas, classified
in subsections H1 through M1of this Section,
are regulated by this Section:
a. Aquifer protection areas.
b. Areas of special flood hazard.
c. Sensitive slopes, twenty five percent
(25%) to forty percent (40%) and pro-
tected slopes, forty percent (40%) or
greater.
d. Medium, high, and very high land-
slide hazard areas.
e. High erosion hazards.
f. High seismic hazards.
g. Medium and high coal mine hazards.
h. Volcanic hazard areas.
i. Critical habitats.
4-3-050C
(Revised 6/05)3 - 14
j. Streams and Lakes.
i. All applicable requirements of this
Section apply to Class 2 to 4 water
bodies, as classified in subsection L1
of this Section.
ii. Class 5 water bodies, classified
in subsection L1 of this Section, are
exempt from all provisions of this
Section.
iii. Class 1 water bodies, defined in
subsection L1 of this Section, are not
subject to this section, and are regu-
lated in RMC 4-3-090, Shoreline
Master Program Regulations, and
RMC 4-9-197, Shoreline Permits.
k. Wetlands, Categories 1, 2 and 3.
2. Mapping – General:
a. The exact boundary of each critical
area depicted on maps referenced herein
is approximate and is intended only to
provide an indication of the presence of a
critical area on a particular site. Addi-
tional critical areas may be present on a
site. The actual presence of critical areas
and the applicability of these regulations
shall be based upon the classification cri-
teria for each critical area.
b. The Planning/Building/Public Works
Department shall provide an annual
docket process to update the maps. As of
the effective date of the ordinance codi-
fied in this section (April 25, 2005), critical
area reports prepared for permit applica-
tions shall be incorporated into critical
area mapping as part of the annual
docket process. As a result of studies
prepared through the permit application
process, where the City required in-
creased buffers rather than standard
buffers, it shall be noted on the map.
3. Reports and Submittal Requirements:
Study requirements and submittal require-
ments are required in each regulated critical
area as follows:
a. General Submittal Requirements –
All Critical Areas: See subsection F of
this Section, Submittal Requirements
and Fees, and RMC 4-8-120, Submittal
Requirements Specific to Application
Type.
b. Exempt Activities, Study Require-
ments: See subsection C4c of this Sec-
tion, Reports and Mitigation Plans
Required.
c. Aquifer Protection Area Permit
Submittal Requirements: See subsec-
tion H1e of this Section and 4-9-015E.
d. Flood Hazard Data: Flood hazard
data is to be applied pursuant to subsec-
tion I1b of this Section, Mapping and
Documentation.
e. Geologic Hazards Special Studies
Required: See subsection J2 of this Sec-
tion, Special Studies Required.
f. Habitat Conservation Assessment
Required: See subsection K2 of this
Section, Habitat Assessment Required.
g. Streams and Lakes Studies Re-
quired: See subsection L3 of this Sec-
tion, Studies Required.
h. Wetlands Studies Required: See
subsection M3 of this Section, Study Re-
quired. (Ord. 4851, 8-7-2000; Ord. 4992,
12-9-2002; Ord. 5137, 4-25-2005)
C. APPLICABILITY – EXEMPT,
PROHIBITED AND NONCONFORMING
ACTIVITIES:
1. Applicability: Unless determined to be
exempt from permitting and standards, all
proposed development, fill, and activities in
regulated critical areas and their buffers shall
comply with the requirements of this Section.
Expansion or alteration of existing activities
shall also comply with the requirements of
this Section. Any person seeking to deter-
mine whether a proposed activity or land area
is subject to this Section may request in writ-
ing a determination from the City. Such a re-
quest for determination shall contain the
information requirements specified by the
Department Administrator.
4-3-050C
3 - 15 (Revised 6/05)
a. Aquifer Protection Areas – Com-
pliance with Regulations: The following
developments, facilities, uses and activi-
ties shall comply with the applicable pro-
visions and restrictions of this Section
and chapters 4-4, 4-5, 4-6, 4-9, and 5-5
RMC for the APA zone in which the de-
velopments, facilities, uses and activities
are located, except as preempted by
Federal or State law:
i. Development Permits: Devel-
opment permits shall be reviewed for
compliance with the aquifer protec-
tion requirements of this Section.
ii. Facilities: Facilities, as defined
in RMC 4-11-060, Definitions F,
which are existing, new, or to be
closed, are subject to this Section as
specified below:
(a) Existing Facilities: All
owners of facilities which store,
handle, treat, use, or produce
hazardous materials or have
done so in the past must comply
with the permit requirements, re-
lease reporting requirements,
and closure requirements as set
forth in this Section;
(b) Existing Facilities – Limi-
tation on Material Increase: In
Zone 1 of an APA, no change in
operations at a facility shall be al-
lowed that increases the quanti-
ties of hazardous materials
stored, handled, treated, used,
or produced in excess of quanti-
ties reported in the initial aquifer
protection area operating permit
with the following exception: An
increase in the quantity of haz-
ardous materials is allowed up to
the amount allowed for a new fa-
cility in Zone 1 as provided by
subsection C8d(i) of this Section,
Prohibited Activities – Aquifer
Protection Areas, Zone 1;
(c) New Facilities: All propos-
als for new facilities within any
zone of an aquifer protection
area must be reviewed for com-
pliance with this Section prior to
issuance of any development
permits for uses in which hazard-
ous materials are stored, han-
dled, treated, used or produced
or which increase the quantity of
hazardous materials stored,
handled, treated, used, or pro-
duced;
(d) Abandonment: No person,
persons, corporation or other le-
gal entity shall temporarily or
permanently abandon, close,
sell, or otherwise transfer a facil-
ity in an APA without complying
with the requirements of RMC
4-9-015F, Closure Permit, and
permit conditions of this Section;
iii. Hazardous Materials – Use,
Production, Storage, Treatment,
Disposal, or Management: Persons
that store, handle, treat, use, or pro-
duce a hazardous material as de-
fined by chapter 4-11 RMC,
Definitions, shall be subject to the re-
quirements of this Section, and as
further specified below:
(a) All applications for develop-
ment permits for uses in which
hazardous materials are stored,
handled, treated, used or pro-
duced or which increase the
quantity of hazardous materials
stored, handled, treated, used,
or produced at a location in the
APA must be reviewed for com-
pliance with this Chapter by the
Department prior to approval.
(b) The focus of review for all
permits will be on the hazardous
materials that will be stored, han-
dled, treated, used, or produced;
and the potential for these sub-
stances to degrade groundwater
quality.
(c) An inventory of hazardous
materials on forms provided by
the Department shall be submit-
ted to the Department upon ap-
plication for a development
permit.
4-3-050C
(Revised 6/05)3 - 16
(d) Where required by the De-
partment, plans and specifica-
tions for secondary containment
shall be submitted and shall
comply with subsection H2d(i) of
this Section, Secondary Contain-
ment – Zones 1 and 2. Develop-
ment permits shall not be issued
until plans and specifications for
secondary containment, if re-
quired, have been approved by
the Department.
(e) The Generic Hazardous
Materials List attached and in-
corporated as subsection R of
this Section is provided for infor-
mational purposes.
iv. Application of Pesticides and
Nitrates: Persons who apply pesti-
cides and/or fertilizer containing ni-
trate in the APA, except for
homeowners applying only to their
own property, shall comply with sub-
section H3 of this Section, Use of
Pesticides and Nitrates – APA Zones
1 and 2.
v. Construction Activities: Per-
sons engaged in construction activi-
ties as defined in RMC 4-11-030,
Definitions C, shall comply with sub-
section H7 of this Section, Construc-
tion Activity Standards – Zones 1 and
2, and RMC 4-4-030C8, Construc-
tion Activity Standards – APA Zones
1 and 2;
vi. Fill Material: Persons placing
fill material on sites within the APA
shall comply with subsection H8 of
this Section, Fill Material Require-
ments – Zones 1 and 2, and RMC
4-4-060L4, Fill Material;
vii. Fuel Oil Heating Systems:
Owners of facilities and structures
shall comply with subsection
C8d(i)(i) and C8d(ii)(f) of this Sec-
tion, Prohibited Activities – Aquifer
Protection Areas, Zones 1 and 2, re-
lating to conversion of heating sys-
tems to fuel oil and installation of new
fuel oil heating systems.
viii. Pipelines: Owners of pipe-
lines as defined in RMC 4-11-160
shall comply with subsection H6 of
this Section, Pipeline Requirements;
ix. Solid Waste Landfills: Owners
of existing solid waste landfills shall
comply with subsection H9 of this
Section, Regulations for Existing
Solid Waste Landfills – Zones 1 and
2;
x. Surface Water Systems: Sur-
face water systems shall meet the re-
quirements of subsection H5 of this
Section, Surface Water Require-
ments, and RMC 4-6-030E, Drain-
age Plan Requirements and
Methods of Analysis;
xi. Unauthorized Release: All per-
sons shall comply with subsection
H10 of this Section, Hazardous Ma-
terials – Release Restrictions –
Zones 1 and 2, and RMC 4-9-015G,
Unauthorized Releases;
xii. Wastewater Disposal Sys-
tems: Owners of structures that are
connected to existing on-site sewage
disposal systems and proposed
wastewater disposal systems shall
comply with subsection H4 of this
Section, Wastewater Disposal Re-
quirements, and RMC 4-6-040J,
Sanitary Sewer Standards, Addi-
tional Requirements that Apply within
Zones 1 and 2 of an Aquifer Protec-
tion Area.
2. Permit Required:
a. Permit Required – Development or
Alteration: Prior to any development or
alteration of a property containing a criti-
cal area as defined in subsection B of this
Section, Applicability – Critical Areas
Designations/Mapping, the owner or des-
ignee must obtain a development permit,
critical area permit, and/or letter of ex-
emption. No separate critical area permit
is required for a development proposal
which requires development permits or
which has received a letter of exemption.
If a proposed activity is not exempt and
does not otherwise require a develop-
4-3-050C
3 - 17 (Revised 6/05)
ment permit, but is subject to this Sec-
tion, the Department Administrator shall
determine whether to grant or deny a
separate critical areas permit based upon
compliance with applicable standards
and regulations of this Section.
b. Aquifer Protection Area – Operat-
ing and Closure Permits: Aquifer pro-
tection area operating permit and closure
permit requirements are contained in
RMC 4-9-015, Aquifer Protection Area
Permits.
3. Finding of Conformance Required:
a. General: Conformance with these
critical area regulations shall be a finding
in any approval of a development permit
or aquifer protection area permit, and
such finding shall be documented in writ-
ing in the project file.
b. Aquifer Protection Areas: No
changes in land use shall be allowed nor
shall permits for development be issued if
the Department finds that the proposed
land use, activity, or business is likely to
impact the long-term, short-term or cu-
mulative quality of the aquifer. The find-
ing shall be based on the present or past
activities conducted at the site; hazard-
ous materials that will be stored, handled,
treated, used or produced; and the po-
tential for the land use, activity, or busi-
ness to degrade groundwater quality.
4. Letter of Exemption:
a. Aquifer Protection, Flood Haz-
ards, Geologic Hazards, Habitat Con-
servation, Streams and Lakes,
Wetlands: Except in the case of public
emergencies, all exemptions in subsec-
tions C5, C6 and C7 of this Section re-
quire that a letter of exemption be
obtained from the Department Adminis-
trator prior to construction or initiation of
activities.
b. Applicability of Section Require-
ments to Exempt Activities: Exempt
activities provided with a letter of exemp-
tion may intrude into the critical area or
required buffer subject to any listed con-
ditions or requirements. Exempt activities
do not need to comply with mitigation ra-
tios of subsection M11 of this Section,
Wetlands Creation and Restoration, or
subsection M12 of this Section, Wetland
Enhancement, unless required in exemp-
tion criteria.
c. Reports and Mitigation Plans Re-
quired: A report for the specific critical
area affected, and/or enhancement or
mitigation plan shall be required pursuant
to subsections H to M of this Section, un-
less otherwise waived by the Department
Administrator.
d. Administrator Findings: In deter-
mining whether to issue a letter of ex-
emption for activities listed in subsections
C5, C6, and C7 of this Section, the Ad-
ministrator shall find that:
i. The activity is not prohibited by
this or any other chapter of the RMC
or State or Federal law or regulation;
ii. The activity will be conducted us-
ing best management practices as
specified by industry standards or
applicable Federal agencies or sci-
entific principles;
iii. Impacts are minimized and,
where applicable, disturbed areas
are immediately restored, unless the
exemption is a wetland below the
size thresholds pursuant to subsec-
tion C5f(i) of this Section;
iv. Where water body or buffer dis-
turbance has occurred in accordance
with an exemption during construc-
tion or other activities, revegetation
with native vegetation shall be re-
quired.
v. If a hazardous material, activity,
and/or facility that is exempt pursu-
ant to this Section has a significant or
substantial potential to degrade
groundwater quality, then the Depart-
ment Administrator may require com-
pliance with the aquifer protection
requirements of this Section other-
wise relevant to that hazardous ma-
terial, activity, and/or facility. Such
4-3-050C
(Revised 6/05)3 - 18
determinations will be based upon
site and/or chemical-specific data.
5. Specific Exemptions – Critical Areas
and Buffers: Specific exempt activities are
listed in the following table. If an “X” appears
in a box, the listed exemption applies in the
specified critical area and required buffer. If
an “X” does not appear in a box, then the ex-
emption does not apply in the particular criti-
cal area or required buffer. Where utilized in
the following table the term “restoration”
means returning the subject area back at a
minimum to its original state following the per-
formance of the exempt activity. Activities tak-
ing place in critical areas and their associated
buffers and listed in the following table are ex-
empt from the applicable provisions of this
Section, provided a letter of exemption has
been issued per subsection C4 of this Sec-
tion, Letter of Exemption. Whether the ex-
empted activities are also exempt from
permits will be determined based upon appli-
cation of chapters 4-8 and 4-9 RMC, or other
applicable sections of the Renton Municipal
Code.
EXEMPT ACTIVITIES – PERMITTED WITHIN CRITICAL AREAS AND ASSOCIATED BUFFERS
EXEMPT ACTIVITY
Aquifer
Protection
Area
Flood
Hazard
Area
Geologic
Hazard
Area
Habitat
Conservation
Area
Streams and
Lakes: Class
2 to 4 Wetlands
a. Conservation, Enhancement, Education and Related Activities:
i. Natural Resource/Habitat Conservation
or Preservation: Conservation or preserva-
tion of soil, water, vegetation, fish and other
wildlife.
X1 XX X X X
ii. Enhancement activities as defined in
chapter 4-11 RMC.
XX X X X
iii. Approved Restoration/Mitigation: Any
critical area and/or buffer restoration or other
mitigation activities which have been
approved by the City.
X1 XX X X X
b. Research and Site Investigation:
i. Education and Research: Nondestructive
education and research.
X1 XX X X X
ii. Site Investigative Work: Site investiga-
tive work necessary for land use application
submittals such as surveys, soil logs, perco-
lation tests and other related activities.
Investigative work shall not disturb any more
than five percent (5%) of the critical area and
required buffer. In every case, impacts shall
be minimized and disturbed areas shall be
immediately restored at a 1:1 ratio.
X1 XX X X X
c. Agricultural, Harvesting, Vegetation Management:
i. Harvesting Wild Foods: The harvesting
of wild foods in a manner that is not injurious
to natural reproduction of such foods and
provided the harvesting does not require till-
ing of soil, planting of crops or alteration of
the critical area.
X1 XX X X X
1If a hazardous material, activity, and/or facility that is exempt pursuant to this Section has a significant or substantial
potential to degrade groundwater quality, then the Department Administrator may require compliance with the aquifer
protection requirements of this Section otherwise relevant to that hazardous material activity and/or facility.
4-3-050C
3 - 18.1 (Revised 11/07)
c. Agricultural, Harvesting, Vegetation Management: (Continued)
ii. Existing/Ongoing Agricultural Activities:
Existing and ongoing agricultural activities
including farming, horticulture, aquaculture
and/or maintenance of existing irrigation
systems. Activities on areas lying fallow as
part of a conventional rotational cycle are
part of an ongoing operation; provided, that
the agricultural activity must have been con-
ducted within the last five years. Activities
that bring a critical area into agricultural use
are not part of an ongoing operation. Mainte-
nance of existing legally installed irrigation,
ditch and pipe systems is allowed; new or
expanded irrigation, ditch, outfall or other
systems are not exempt. If it is necessary to
reduce the impacts of agricultural practices
to critical areas, the Responsible Official
may require a farm management plan based
on the King County Conservation District’s
Farm Conservation and Practice Standards,
or other best management practices.
XX X X X
iii. Dead or Diseased Trees: Removal of
dead, terminally diseased, damaged, or dan-
gerous ground cover or hazard trees which
have been certified as such by a forester,
registered landscape architect, or certified
arborist, selection of which to be approved by
the City based on the type of information re-
quired, or the City prior to their removal.
X1 XX X X:
Limited to
cutting of
hazard trees;
such hazard
trees shall be
retained as
large woody
debris in the
stream/
buffer corri-
dor, where
feasible.
X:
Tree cutting of
hazard trees
or other
woody vege-
tation accom-
plished such
that trees are
retained in the
wetland and
buffer where
feasible.
EXEMPT ACTIVITIES – PERMITTED WITHIN CRITICAL AREAS AND ASSOCIATED BUFFERS
EXEMPT ACTIVITY
Aquifer
Protection
Area
Flood
Hazard
Area
Geologic
Hazard
Area
Habitat
Conservation
Area
Streams and
Lakes: Class
2 to 4 Wetlands
1If a hazardous material, activity, and/or facility that is exempt pursuant to this Section has a significant or substantial
potential to degrade groundwater quality, then the Department Administrator may require compliance with the aquifer
protection requirements of this Section otherwise relevant to that hazardous material activity and/or facility.
4-3-050C
(Revised 11/07)3 - 18.2
d. Surface Water:
i. New Surface Water Discharges: New
surface water discharges to wetland Catego-
ries 1, 2 and 3, or buffers of Categories 1, 2
and 3, and to streams or lakes from deten-
tion facilities, presettlement ponds or other
surface water management structures; pro-
vided, the discharge meets the requirements
of the Storm and Surface Water Drainage
Regulations (RMC 4-6-030); will not result in
significant adverse changes in the water
temperature or chemical characteristics of
the wetland or stream/lake water sources;
and there is no increase in the existing rate
of flow unless it can be demonstrated that
the change in hydrologic regime would result
in equal or improved wetland or stream/lake
functions and values. Where differences
exist between these regulations and RMC
4-6-030, these regulations will take prece-
dence.
XXX
ii. New or Modified Regional Stormwater
Facilities: Regional stormwater management
facilities to be operated and maintained
under the direction of the City Surface Water
Utility that are proposed and designed con-
sistent with the Washington State Depart-
ment of Ecology Wetlands and Stormwater
Management Guidelines or meeting equiva-
lent objectives. For habitat conservation
areas, this exemption applies only to Cate-
gory 1 wetlands.
XXX
iii. Flood Hazard Reduction: Implementa-
tion of public flood hazard reduction and
public surface water projects, where habitat
enhancement and restoration at a 1:1 ratio
are provided, and appropriate Federal and/
or State authorization has been received.
XX
iv. Storm Drainage Piping: Installation of
new storm drainage lines in any geologic
hazard area when a geotechnical report
clearly demonstrates that the installation
would comply with the criteria listed in RMC
4-3-050J2b and that the installation would
be consistent with each of the purposes of
the geologic hazard regulations listed in
RMC 4-3-050A4. Also, to qualify for the
exemption, the report must propose appro-
priate mitigation for any potential impacts
identified in the report.
X
EXEMPT ACTIVITIES – PERMITTED WITHIN CRITICAL AREAS AND ASSOCIATED BUFFERS
EXEMPT ACTIVITY
Aquifer
Protection
Area
Flood
Hazard
Area
Geologic
Hazard
Area
Habitat
Conservation
Area
Streams and
Lakes: Class
2 to 4 Wetlands
1If a hazardous material, activity, and/or facility that is exempt pursuant to this Section has a significant or substantial
potential to degrade groundwater quality, then the Department Administrator may require compliance with the aquifer
protection requirements of this Section otherwise relevant to that hazardous material activity and/or facility.
4-3-050C
3 - 18.2a (Revised 11/07)
e. Roads, Parks, Public and Private Utilities:
i. Relocation of Existing Utilities out of Criti-
cal Area and Buffer: Relocation out of critical
areas and required buffers of natural gas,
cable, communication, telephone and elec-
tric facilities, lines, pipes, mains, equipment
and appurtenances (not including substa-
tions), with an associated voltage of fifty five
thousand (55,000) volts or less, only when
required by a local governmental agency,
and with the approval of the City. Disturbed
areas shall be restored.
X1 XX X X X
EXEMPT ACTIVITIES – PERMITTED WITHIN CRITICAL AREAS AND ASSOCIATED BUFFERS
EXEMPT ACTIVITY
Aquifer
Protection
Area
Flood
Hazard
Area
Geologic
Hazard
Area
Habitat
Conservation
Area
Streams and
Lakes: Class
2 to 4 Wetlands
1If a hazardous material, activity, and/or facility that is exempt pursuant to this Section has a significant or substantial
potential to degrade groundwater quality, then the Department Administrator may require compliance with the aquifer
protection requirements of this Section otherwise relevant to that hazardous material activity and/or facility.
(Revised 11/07)3 - 18.2b
This page left intentionally blank.
4-3-050C
3 - 18.3 (Revised 6/05)
e. Roads, Parks, Public and Private Utilities: (Continued)
ii. Existing Parks, Trails, Roads, Facilities,
and Utilities – Maintenance, Operation,
Repair: Normal and routine maintenance,
operation and repair of existing parks and
trails, streets, roads, rights-of-way and asso-
ciated appurtenances, facilities and utilities
where no alteration or additional fill materials
will be placed other than the minimum alter-
ation and/or fill needed to restore those facil-
ities to meet established safety standards.
The use of heavy construction equipment
shall be limited to utilities and public agen-
cies that require this type of equipment for
normal and routine maintenance and repair
of existing utility structures and rights-of-way.
In every case, critical area and required
buffer impacts shall be minimized and dis-
turbed areas shall be restored during and
immediately after the use of construction
equipment.
XX X X
iii. Utilities, Traffic Control, Walkways,
Bikeways Within Existing, Improved Right-
of-Way or Easements: Within existing and
improved public road rights-of-way or ease-
ments, installation, construction, replace-
ment, operation, overbuilding or alteration of
all natural gas, cable, communication, tele-
phone and electric facilities, lines, pipes,
mains, equipment or appurtenances, traffic
control devices, illumination, walkways and
bikeways. If activities exceed the existing
improved area or the public right-of-way, this
exemption does not apply. Where applica-
ble, restoration of disturbed areas shall be
completed.
XX X X
EXEMPT ACTIVITIES – PERMITTED WITHIN CRITICAL AREAS AND ASSOCIATED BUFFERS
EXEMPT ACTIVITY
Aquifer
Protection
Area
Flood
Hazard
Area
Geologic
Hazard
Area
Habitat
Conservation
Area
Streams and
Lakes: Class
2 to 4 Wetlands
1If a hazardous material, activity, and/or facility that is exempt pursuant to this Section has a significant or substantial
potential to degrade groundwater quality, then the Department Administrator may require compliance with the aquifer
protection requirements of this Section otherwise relevant to that hazardous material activity and/or facility.
4-3-050C
(Revised 6/05)3 - 18.4
e. Roads, Parks, Public and Private Utilities: (Continued)
iv. Modification of Existing Utilities and
Streets by Ten Percent (10%) or Less: Over-
building (enlargement beyond existing
project needs) or replacement of existing
utility systems and replacement and/or reha-
bilitation of existing streets, provided:
(1) The work does not increase the foot-
print of the structure, line or street by more
than ten percent (10%) within the critical
area and/or buffer areas, and occurs in the
existing right-of-way boundary or easement
boundary.
(2) Restoration shall be conducted where
feasible. Compensation for impacts to buff-
ers shall include enhancement of the
remaining buffer area along the impacted
area where there is enhancement opportu-
nity.
(3) The Administrator determines that,
based on best judgment, a person would
not: (a) be able to meaningfully measure,
detect, or evaluate insignificant effects; or
(b) expect discountable effects to occur.
(4) This exemption allows for 10% maxi-
mum expansion total, life of the project. After
the 10% expansion cap is reached, future
improvements are subject to all applicable
provisions of this Section.
XX:
Exemption is
not allowed
in Category 1
wetlands.
X:
Exemption is
not allowed in
Category 1
wetlands.
v. Vegetation Management/Essential Tree
Removal for Public or Private Utilities,
Roads, and Public Parks: Maintenance
activities, including routine vegetation man-
agement and essential tree removal, and
removal of non-native invasive vegetation or
weeds listed by the King County Noxious
Weed Board or other government agency,
for public and private utilities, road rights-of-
way and easements, and parks.
XX X X:
Trees shall
be retained
as large
woody debris
in the
stream/
buffer corri-
dor, where
feasible.
X:
Tree cutting
and vegeta-
tion manage-
ment accom-
plished such
that trees are
retained in the
wetland and
buffer where
feasible.
EXEMPT ACTIVITIES – PERMITTED WITHIN CRITICAL AREAS AND ASSOCIATED BUFFERS
EXEMPT ACTIVITY
Aquifer
Protection
Area
Flood
Hazard
Area
Geologic
Hazard
Area
Habitat
Conservation
Area
Streams and
Lakes: Class
2 to 4 Wetlands
1If a hazardous material, activity, and/or facility that is exempt pursuant to this Section has a significant or substantial
potential to degrade groundwater quality, then the Department Administrator may require compliance with the aquifer
protection requirements of this Section otherwise relevant to that hazardous material activity and/or facility.
4-3-050C
3 - 18.5 (Revised 6/05)
f. Wetland Disturbance, Modification and Removal:
i. Any Activity in Small Category 3 Wet-
lands: Any activity affecting hydrologically
isolated Category 3 wetland no greater than
two thousand two hundred (2,200) square
feet when consistent with all of the following
criteria:
(1) Standing water is not present in suffi-
cient amounts, i.e., approximately twelve
inches (12′′) to eighteen inches (18′′) in
depth from approximately December through
May, to support breeding amphibians;
(2) Species listed by Federal or State gov-
ernment as endangered or threatened, or
the presence of essential habitat for those
species, are not present;
(3) Some form of mitigation is provided for
hydrologic and water quality functions, for
example, stormwater treatment or landscap-
ing or other mitigation; and
(4) A wetland assessment is prepared by a
qualified professional demonstrating the cri-
teria of the exemption are met. The wetland
assessment shall be subject to independent
secondary review at the expense of the
applicant consistent with subsection F7 of
this Section.
X
ii. Temporary Wetland Impacts: Temporary
disturbances of a wetland due to construc-
tion activities that do not include permanent
filling may be permitted; provided, that there
are no permanent adverse impacts to the
critical area or required buffer, and areas
temporarily disturbed are restored at a 1:1
ratio. Category 1 wetlands and Category 2
forested wetlands shall be enhanced at a 2:1
ratio in addition to being restored. For habi-
tat conservation areas, this exemption
applies only to Category 1 wetlands.
XX
g. Maintenance and Construction – Existing Uses and Facilities:
i. Remodeling, Replacing, Removing Exist-
ing Structures, Facilities, and Improvements:
Remodeling, restoring, replacing or remov-
ing structures, facilities and other improve-
ments in existence on the date this section
becomes effective and that do not meet the
setback or buffer requirements of this sec-
tion provided the work complies with the cri-
teria in RMC 4-10-090.
XX X X
EXEMPT ACTIVITIES – PERMITTED WITHIN CRITICAL AREAS AND ASSOCIATED BUFFERS
EXEMPT ACTIVITY
Aquifer
Protection
Area
Flood
Hazard
Area
Geologic
Hazard
Area
Habitat
Conservation
Area
Streams and
Lakes: Class
2 to 4 Wetlands
1If a hazardous material, activity, and/or facility that is exempt pursuant to this Section has a significant or substantial
potential to degrade groundwater quality, then the Department Administrator may require compliance with the aquifer
protection requirements of this Section otherwise relevant to that hazardous material activity and/or facility.
4-3-050C
(Revised 6/05)3 - 18.6
g. Maintenance and Construction – Existing Uses and Facilities: (Continued)
ii. Maintenance and Repair – Any Existing
Public or Private Use: Normal and routine
maintenance and repair of any existing pub-
lic or private uses and facilities where no
alteration of the critical area and required
buffer or additional fill materials will be
placed. The use of heavy construction
equipment shall be limited to utilities and
public agencies that require this type of
equipment for normal and routine mainte-
nance and repair of existing utility or public
structures and rights-of-way. In every case,
critical area and required buffer impacts
shall be minimized and disturbed areas shall
be restored during and immediately after the
use of construction equipment.
XX X X
iii. Modification of an Existing Single Fam-
ily Residence: Construction activity con-
nected with an existing single family
residence and/or garage; provided, that the
work does not increase the footprint of the
structure lying within the critical area or
buffer; and provided, that no portion of the
new work occurs closer to the critical area or
required buffers than the existing structure
unless the structure or addition can meet
required buffers. Existing or rebuilt acces-
sory structures associated with single family
lots such as fences, gazebos, storage
sheds, and play houses are exempt from
this Section. New accessory structures may
be allowed when associated with single fam-
ily lots such as fences, gazebos, storage
sheds, play houses and when built on and
located in a previously legally altered area.
XX X X
iv. Existing Activities: Existing activities
which have not been changed, expanded or
altered, provided they comply with the appli-
cable requirements of chapter 4-10 RMC.
XX X X X
EXEMPT ACTIVITIES – PERMITTED WITHIN CRITICAL AREAS AND ASSOCIATED BUFFERS
EXEMPT ACTIVITY
Aquifer
Protection
Area
Flood
Hazard
Area
Geologic
Hazard
Area
Habitat
Conservation
Area
Streams and
Lakes: Class
2 to 4 Wetlands
1If a hazardous material, activity, and/or facility that is exempt pursuant to this Section has a significant or substantial
potential to degrade groundwater quality, then the Department Administrator may require compliance with the aquifer
protection requirements of this Section otherwise relevant to that hazardous material activity and/or facility.
4-3-050C
3 - 18.7 (Revised 6/05)
6. Limited Exemptions: Activities that are
exempt from some, but not all provisions of
this Section are listed in the following table. If
an “X” appears in a box, the listed exemption
applies in the specified critical area and re-
quired buffer. If an “X” does not appear in a
box, then the exemption does not apply in the
particular critical area or required buffer.
Whether the exempted activities are also ex-
empt from permits will be determined based
upon application of chapters 4-8 and 4-9
RMC, or other applicable sections of the
Renton Municipal Code.
h. Emergency Activities:
i. Emergency Activities: Emergency activi-
ties are those which are undertaken to cor-
rect emergencies that threaten the public
health, safety and welfare pursuant to the
criteria in subsection C9b of this Section. An
emergency means that an action must be
undertaken immediately or within a time
frame too short to allow full compliance with
this Section, to avoid an immediate threat to
public health or safety, to prevent an immi-
nent danger to public or private property, or
to prevent an imminent threat of serious
environmental degradation.
X1 XX X X X
ii. Emergency Tree/Ground Cover Cutting
or Removal by Agency or Utility: Removal of
trees and/or ground cover by any City
department or agency and/or public or pri-
vate utility in emergency situations involving
immediate danger to life or property, sub-
stantial fire hazards, or interruption of ser-
vices provided by a utility.
X1 XX X X:
Downed haz-
ard trees
shall be
retained as
large woody
debris in the
stream/
buffer.
X:
Tree cutting
and vegeta-
tion manage-
ment accom-
plished such
that trees are
retained in the
wetland and
buffer where
feasible.
iii. Emergency Activities in Aquifer Protec-
tion Area: Public interest emergency use,
storage, and handling of hazardous materi-
als by governmental organizations.
X1
i. Hazardous Materials:
i. Federal or State Pre-emption: Cleanups,
monitoring and/or studies undertaken under
supervision of the Washington Department of
Ecology or the U.S. Environmental Protec-
tion Agency.
X1
ii. Use of Materials with No Risk: Use, stor-
age, and handling of specific hazardous
materials that do not present a risk to the
aquifer as determined and listed by the
Department.
X1
EXEMPT ACTIVITIES – PERMITTED WITHIN CRITICAL AREAS AND ASSOCIATED BUFFERS
EXEMPT ACTIVITY
Aquifer
Protection
Area
Flood
Hazard
Area
Geologic
Hazard
Area
Habitat
Conservation
Area
Streams and
Lakes: Class
2 to 4 Wetlands
1If a hazardous material, activity, and/or facility that is exempt pursuant to this Section has a significant or substantial
potential to degrade groundwater quality, then the Department Administrator may require compliance with the aquifer
protection requirements of this Section otherwise relevant to that hazardous material activity and/or facility.
4-3-050C
(Revised 6/05)3 - 18.8
LIMITED EXEMPTIONS – WITHIN CRITICAL AREAS AND ASSOCIATED BUFFERS
EXEMPT ACTIVITY
Aquifer
Protection
Area
Flood
Hazard
Area
Geologic
Hazard
Area
Habitat
Conservation
Area
Streams
and Lakes:
Class 2 to 4 Wetlands
a. Hazardous Materials:
i. Materials for Sale in Original Small Con-
tainers: Hazardous materials offered for sale
in their original containers of five (5) gallons
or less shall be exempt from requirements in
subsections H2d(i) through (vi) of this Sec-
tion and the requirements pertaining to
removal of existing facilities in subsection
H2a(i).
X1
ii. Activities Exempt from Specified Aquifer
Protection Area Requirements: The following
are exempt from requirements in subsec-
tions H2d(i) through (vi) of this Section, the
requirements pertaining to review of pro-
posed facilities in subsection C8d, Prohibited
Changes in Land Use and Types of New
Facilities – Aquifer Protection Areas, and the
requirements pertaining to removal of exist-
ing facilities in subsection H2a(i).
X1
(1) Hazardous materials use, storage, and
handling in de minimis amounts (aggregate
quantities totaling twenty (20) gallons or less
at the facility or construction site). Weights of
solid hazardous materials will be converted
to volumes for purposes of determining
whether de minimis amounts are exceeded.
Ten (10) pounds shall be considered equal
to one gallon.
X1
(2) Noncommercial residential use, stor-
age, and handling of hazardous materials;
provided, that no home occupation business
(as defined by chapter 4-11 RMC) that uses,
stores, or handles more than twenty (20) gal-
lons of hazardous material is operated on
the premises.
X1
(3) Hazardous materials in fuel tanks and
fluid reservoirs attached to a private or com-
mercial motor vehicle and used directly in
the operation of that vehicle.
X1
(4) Fuel oil used in existing heating sys-
tems.
X1
(5) Hazardous materials used, stored, and
handled by the City of Renton in water treat-
ment processes and water system opera-
tions.
X1
1If a hazardous material, activity, and/or facility that is exempt pursuant to this Section has a significant or substantial
potential to degrade groundwater quality, then the Department Administrator may require compliance with the aquifer
protection requirements of this Section otherwise relevant to that hazardous material activity and/or facility.
4-3-050C
3 - 18.9 (Revised 6/05)
a. Hazardous Materials: (Continued)
(6) Fueling of equipment not licensed for
street use; provided, that such fueling activi-
ties are conducted in a containment area
that is designed and maintained to prevent
hazardous materials from coming into con-
tact with soil, surface water, or groundwater
except for refueling associated with con-
struction activity regulated by subsection H7
of this Section, Construction Activity Stan-
dards – Zones 1 and 2.
X1
(7) Hazardous materials contained in prop-
erly operating sealed units (transformers,
refrigeration units, etc.) that are not opened
as part of routine use.
X1
(8) Hazardous materials in fuel tanks and
fluid reservoirs attached to private or com-
mercial equipment and used directly in the
operation of that equipment.
X1
(9) Hazardous materials in aerosol cans. X
1
(10) Hazardous materials at multi-family
dwellings, hotels, motels, retirement homes,
convalescent centers/nursing homes, mobile
or manufactured home parks, group homes,
and daycare family homes or centers when
used by owners and/or operators of such
facilities for on-site operation and mainte-
nance purposes.
X1
(11) Hazardous materials used for janitorial
purposes at the facility where the products
are stored.
X1
(12) Hazardous materials used for per-
sonal care by workers or occupants of the fa-
cility at which the products are stored includ-
ing but not limited to soaps, hair treatments,
grooming aids, health aids, and medicines.
X1
iii. Uses, Facilities, and Activities in Zone 1
Modified Aquifer Protection Area Exempt
from Specified Aquifer Protection Area
Requirements: Facilities located in the Zone
1 Modified Aquifer Protection Area in Figure
4-3-050Q1 are exempt from the following:
X1
(1) Removal requirements in subsection
H2a(i) of this Section except that the stor-
age, handling, use, treatment, and produc-
tion of tetrachloroethylene (e.g., dry-cleaning
fluid) shall continue to be prohibited;
X1
(2) Additional facility requirements in sub-
section H2d(vi) of this Section;
X1
LIMITED EXEMPTIONS – WITHIN CRITICAL AREAS AND ASSOCIATED BUFFERS
EXEMPT ACTIVITY
Aquifer
Protection
Area
Flood
Hazard
Area
Geologic
Hazard
Area
Habitat
Conservation
Area
Streams
and Lakes:
Class 2 to 4 Wetlands
1If a hazardous material, activity, and/or facility that is exempt pursuant to this Section has a significant or substantial
potential to degrade groundwater quality, then the Department Administrator may require compliance with the aquifer
protection requirements of this Section otherwise relevant to that hazardous material activity and/or facility.
4-3-050C
(Revised 6/05)3 - 18.10
7. Exemptions in Buffers: The activities
listed in the following table are allowed within
critical area buffers, and are exempt from the
applicable provisions of this Section, pro-
vided a letter of exemption has been issued
per subsection C4 of this Section, Letter of
Exemption. If an “X” appears in a box, the
listed exemption applies in the specified
buffer. If an “X” does not appear in a box, then
the exemption does not apply in the required
buffer. Whether the exempted activities are
also exempt from permits will be determined
based upon application of chapters 4-8 and
4-9 RMC, or other applicable sections of the
Renton Municipal Code.
a. Hazardous Materials: (Continued)
(3) Wastewater requirements in RMC
4-6-040J1a but shall be subject to Zone 2
requirements in RMC 4-6-040J2;
X1
(4) The prohibition of septic systems con-
tained in subsection C8d(i)(f) of this Section;
and
X1
(5) Surface water management require-
ments of RMC 4-6-030E except that Zone 2
requirements contained in RMC 4-6-030E
shall apply.
X1
LIMITED EXEMPTIONS – WITHIN CRITICAL AREAS AND ASSOCIATED BUFFERS
EXEMPT ACTIVITY
Aquifer
Protection
Area
Flood
Hazard
Area
Geologic
Hazard
Area
Habitat
Conservation
Area
Streams
and Lakes:
Class 2 to 4 Wetlands
1If a hazardous material, activity, and/or facility that is exempt pursuant to this Section has a significant or substantial
potential to degrade groundwater quality, then the Department Administrator may require compliance with the aquifer
protection requirements of this Section otherwise relevant to that hazardous material activity and/or facility.
4-3-050C
3 - 18.11 (Revised 6/05)
EXEMPTIONS WITHIN CRITICAL AREA BUFFERS
EXEMPT ACTIVITY
Aquifer
Protection
Area
Flood
Hazard
Area
Geologic
Hazard
Area
Habitat
Conservation
Area
Streams
and Lakes:
Class 2 to 4 Wetlands
a. Activities in Critical Area Buffers:
i. Trails and Open Space: Walkways and trails,
and associated open space in critical area buffers
located on public property, or where easements or
agreements have been granted for such purposes
on private property. All of the following criteria
shall be met.
XX XX
(1) The trail, walkway, and associated open space
shall be consistent with the Comprehensive Parks,
Recreation, and Open Space Master Plan. The
City may allow private trails as part of the approval
of a site plan, subdivision or other land use permit
approvals.
(2) Trails and walkways shall be located in the
outer twenty-five percent (25%) of the buffer, i.e.,
the portion of the buffer that is farther away from
the critical area. Exceptions to this requirement
may be made for:
• Trail segments connecting to existing trails
where an alternate alignment is not practical.
• Public access points to water bodies spaced
periodically along the trail.
(3) Enhancement of the buffer area is required
where trails are located in the buffer. Where
enhancement of the buffer area adjacent to a trail
is not feasible due to existing high quality vegeta-
tion, additional buffer area or other mitigation may
be required.
(4) Trail widths shall be a maximum width of
twelve (12) feet. Trails shall be constructed of per-
meable materials. Impervious materials may be
allowed if pavement is required for handicapped or
emergency access, or safety, or is a designated
nonmotorized transportation route or makes a
connection to an already dedicated trail, or
reduces potential for other environmental impacts.
ii. Stormwater Management Facilities in Buffer:
Stormwater management facilities in critical area
buffers including stormwater dispersion outfall
systems designed to minimize impacts to the
buffer and critical area, where the site topography
requires their location within the buffer to allow
hydraulic function, provided the standard buffer
zone area associated with the critical area classi-
fication is retained pursuant to subsection L or
M6c of this Section, and is sited to reduce impacts
between the critical area and surrounding activi-
ties. For Habitat Conservation Areas, this exemp-
tion applies only to Category 1 wetlands.
Stormwater management facilities located in wet-
land buffers shall require buffer enhancement or
buffer averaging when they are sited in areas of
forest vegetation.
XXX
4-3-050C
(Revised 6/05)3 - 18.12
8. Prohibited Activities: Prohibited activi-
ties are identified below for each critical area
governed by this Section.
a. General – All Critical Areas: No ac-
tion shall be taken by any person, com-
pany, agency, or applicant which results
in any alteration of a critical area except
as consistent with the purpose, objec-
tives, and requirements of this Section.
b. Prohibited Activities – Floodways:
Encroachments, including fill, new con-
struction, substantial improvements, and
construction or reconstruction of residen-
tial structures is prohibited within desig-
nated floodways, unless it meets the
provisions of subsection I4 of this Sec-
tion, Additional Restrictions within Flood-
ways.
c. Prohibited Activities – Streams/
Lakes and Wetlands: Grazing of ani-
mals is not allowed within a stream, lake,
wetland or their associated buffers.
d. Prohibited Changes in Land Use
and Types of New Facilities– Aquifer
Protection Areas.
i. Zone 1:
(a) Changes in land use and
types of new facilities in which
any of the following will be on the
premises:
(1) More than five hundred
(500) gallons of hazardous mate-
rial;
(2) More than one hundred fifty
(150) gallons of hazardous mate-
rial in containers that are opened
and handled;
(3) Containers exceeding five
(5) gallons in size; or
(4) Tetrachloroethylene (e.g.,
dry-cleaning fluid).
(b) Surface impoundments (as
defined in chapters 173-303 and
173-304 WAC);
(c) Hazardous waste treat-
ment, storage, and disposal facil-
ities;
(d) All types of landfills, includ-
ing solid waste landfills;
(e) Transfer stations;
(f) Septic systems;
(g) Recycling facilities that han-
dle hazardous materials;
(h) Underground hazardous
material storage and/or distribu-
tion facilities;
(i) New heating systems using
fuel oil except for commercial
uses when the source of fuel oil
is an existing above-ground
waste oil storage tank; and
(j) Petroleum product pipe-
lines.
ii. Zone 2:
(a) Surface impoundments (as
defined in chapters 173-303 and
173-304 WAC);
(b) Recycling facilities that han-
dle hazardous materials;
(c) Hazardous waste treat-
ment, storage, and disposal facil-
ities;
(d) Solid waste landfills;
(e) Transfer stations;
(f) New heating systems using
fuel oil stored in underground
storage tanks; and
(g) Petroleum product pipe-
lines.
9. Temporary Emergency Exemption
Procedure:
a. Temporary Emergency Exemption
Purpose: Temporary emergency exemp-
4-3-050D
3 - 18.13 (Revised 11/07)
tions shall be used only in extreme cases
and not to justify poor planning by an
agency or applicant.
b. Temporary Emergency Exemption
Review Authority and Decision Crite-
ria: Issuance of an emergency permit by
the City does not preclude the necessity
to obtain necessary approvals from ap-
propriate Federal and State authorities.
Notwithstanding the provisions of this
section or any other City laws to the con-
trary, the Department Administrator may
issue a temporary emergency exemption
letter if the action meets the following re-
quirements:
i. An unacceptable threat to life or
severe loss of property will occur if an
emergency permit is not granted;
ii. The anticipated threat or loss
may occur before a permit can be is-
sued or modified under the proce-
dures otherwise required by this
Section and other applicable laws;
iii. Any emergency exemption letter
granted shall incorporate, to the
greatest extent practicable and feasi-
ble but not inconsistent with the
emergency situation, the standards
and criteria required for nonemer-
gency activities under this Section.
c. Temporary Emergency Exemption
Letter Process and Timing: The emer-
gency exemption shall be consistent with
the following procedural and time re-
quirements:
i. Time Limits: The emergency
shall be limited in duration to the time
required to complete the authorized
emergency activity; provided, that no
emergency permit be granted for a
period exceeding ninety (90) days
except as specified in subsection
C9c(ii) of this Section.
ii. Restoration Required: Re-
quire, within the ninety (90) day pe-
riod, the restoration of any critical
area altered as a result of the emer-
gency activity, except that if more
than ninety (90) days from the issu-
ance of the emergency permit is re-
quired to complete restoration, the
emergency permit may be extended
to complete this restoration. For the
purposes of this paragraph, restora-
tion means returning the affected
area to its state prior to the perfor-
mance of the emergency activity.
iii. Public Notice Required: No-
tice of the issuance of the emergency
permit and request for public com-
ments shall be posted at the affected
site(s) and City Hall no later than ten
(10) days after the issuance of the
emergency permit. If significant com-
ments are received, the City may re-
consider the permit.
iv. Expiration of Exemption Au-
thorization: The emergency exemp-
tion authorization may be terminated
at any time without process upon a
determination by the Department Ad-
ministrator that the action was not or
is no longer necessary to protect hu-
man health or the environment.
10. Nonconforming Activities or Struc-
tures: Regulated activities legally in exist-
ence prior to the passage of this Section, but
which are not in conformity with the provisions
of this Section are subject to the provisions of
RMC 4-10-090, Critical Areas Regulations –
Nonconforming Activities and Structures.
(Ord. 4851, 8-7-2000; Ord. 4992, 12-9-2002;
Ord. 5137, 4-25-2005; Ord. 5308, 9-24-2007)
D. ADMINISTRATION AND
INTERPRETATION:
1. General Provisions – All Critical Ar-
eas:
a. Duties of Administrator: The Plan-
ning/Building/Public Works Administrator
(the Department Administrator) or his/her
duly authorized representative, shall
have the power and authority to enforce
the provisions of this Section. For such
purposes he/she shall have the power of
a law enforcement officer.
b. Interpretation: The Department Ad-
ministrator shall have the power to render
interpretations of this Section and to
4-3-050D
(Revised 11/07)3 - 18.14
adopt and enforce rules and regulations
supplemental to this Section as he/she
may deem necessary in order to clarify
the application of the provisions of this
Code. Such interpretations, rules and
regulations shall be in conformity with the
intent and purpose of this Section.
c. Compliance: Unless specifically ex-
empted by this Section, the City shall not
grant any approval or permit any regu-
lated activity in a critical area or associ-
ated buffer prior to fulfilling the
requirements of this Section.
d. Reviewing Official: Wherever refer-
enced in this Section, Reviewing Official
refers to the decision-making official or
body authorized to grant permit approval
for an activity.
2. Aquifer Protection:
a. Inspections Authorized: The De-
partment Administrator or his/her desig-
nee shall have the right to conduct
inspections of facilities at all reasonable
times to determine compliance with this
Section.
i. Annual Inspections: All permit-
ted facilities in an APA will be subject
to a minimum of one inspection per
year by a Department inspector or
designee.
ii. Monthly Inspections: All per-
mitted facilities in Zone 1 of the aqui-
fer protection area will be subject to
monthly inspections to determine
compliance with the provisions of the
Section.
b. Potential to Degrade Groundwater
– Zone 2:
i. Potential for Impacts Equal to
Facility in Zone 1: If the Department
determines that an existing or pro-
posed facility located in Zone 2 of an
APA has a potential to degrade
groundwater quality which equals or
exceeds that of a permitted facility in
Zone 1, then the Department may re-
quire that facility to fully comply with
requirements for Zone 1 contained in
subsections H2, Facilities, H4,
Wastewater Disposal Requirements,
H6, Pipeline Requirements, C8d(i),
Prohibited Activities – APA Zone 1,
and C1a(i), Aquifer Protection Areas,
Compliance with Section, Develop-
ment Permits.
ii. Criteria: Criteria used to make
the determination in subsection
D2b(i) of this Section, Potential for
Impacts Equal to Facility in Zone 1,
shall include but not be limited to the
present and past activities conducted
at the facility; types and quantities of
hazardous materials stored, han-
dled, treated, used or produced; the
potential for the activities or hazard-
ous materials to degrade groundwa-
ter quality; history of spills at the site,
and presence of contamination on
site.
3. Flood Hazards:
a. Duties and Responsibilities of the
Department Administrator or Desig-
nee: The duties of the Department Ad-
ministrator or his/her designee shall
include, but not be limited to:
i. Review all development permits
to determine that the permit require-
ments of this Section have been sat-
isfied; and
ii. Review all development permits
to determine that all necessary per-
mits have been obtained from those
Federal, State or local governmental
agencies from which prior approval is
required; and
iii. Review all development permits
to determine if the proposed devel-
opment is located in the floodway. If
located in the floodway, assure that
the encroachment provisions of sub-
section I4 of this Section, Additional
Restrictions within Floodways, are
met; and
iv. Obtain, review, and reasonably
utilize any base flood elevation and
floodway data available from a Fed-
eral, State or other source, when
4-3-050D
3 - 18.15 (Revised 6/05)
base flood elevation data has not
been provided in accordance with
subsection I1bi of this Section in or-
der to administer subsection I3, Spe-
cific Standards, and subsection I4,
Additional Restrictions Within Flood-
ways.
b. Information to Be Obtained and
Maintained: The Department Adminis-
trator or his/her designee shall obtain and
maintain the following information:
i. Record Required: Where base
flood elevation data is provided
through the flood insurance study or
required as in subsection D3a(iv) of
this Section, use of other base flood
data, the applicant shall obtain and
record the actual elevation (in rela-
tion to mean sea level) of the lowest
floor (including basement) of all new
or substantially improved structures,
and whether or not the structure con-
tains a basement.
ii. Elevations and Certificates:
For all new or substantially improved
floodproofed structures:
(a) The applicant shall verify
and record the actual elevation
(in relation to mean sea level);
and
(b) The Department Adminis-
trator or his/her designee shall
maintain the floodproofing certifi-
cations required in RMC
4-8-120D6, Flood Hazard Data;
and
(c) Flood elevation certificates
shall be submitted by an appli-
cant to the Development Ser-
vices Division prior to the
building finished floor construc-
tion. Finished floor elevation
should be verified by a precon-
struction elevation certificate at
the time of construction of a sub-
stantial structural element of the
finished floor (i.e., foundation
form for the concrete floor). An
as-built elevation certificate will
be provided prior to issuance of
final occupancy, and the certifi-
cates shall be maintained by the
Department Administrator or
designee.
iii. Public Records: The Depart-
ment Administrator or his/her desig-
nee shall maintain for public
inspection all records pertaining to
the provisions of the flood hazard
regulations (e.g., elevation certifi-
cates, notification of alteration/relo-
cation of watercourses, flood hazard
regulation variances).
c. Alteration of Watercourses: The
Department Administrator, or his/her des-
ignee shall:
i. Notice Required: Notify abutting
communities and the State of Wash-
ington Department of Ecology prior to
any alteration or relocation of a wa-
tercourse, and submit evidence of
such notification to the Federal Insur-
ance Administration.
ii. Maintenance: Require that
maintenance is provided within the
altered or relocated portion of said
watercourse so that the flood-carry-
ing capacity is not diminished. The
City may require covenants, or other
mechanisms to ensure maintenance.
d. Interpretation of FIRM Bound-
aries: The Department Administrator, or
his/her designee, shall make interpreta-
tions where needed, as to exact location
of the boundaries of the areas of special
flood hazard (for example, where there
appears to be a conflict between a
mapped boundary and actual field condi-
tions). The person contesting the location
of the boundary shall be given a reason-
able opportunity to appeal the interpreta-
tion as provided in RMC 4-1-050F,
Hearing Examiner, and RMC 4-8-110,
Appeals).
e. Record Required: The Department
Administrator, or his/her designee, shall
maintain the records of all appeal actions
and report any variances to the Federal
Insurance Administration upon request.
4-3-050D
(Revised 6/05)3 - 18.16
4. Review Authority:
a. Review Authority – General: The
Department Administrator or his/her des-
ignee is authorized to make the following
administrative allowances and determi-
nations:
i. Issue a critical areas permit for
proposals not otherwise requiring a
development permit per subsection
C3 of this Section, Finding of Con-
formance Required.
ii. Issue written letters of exemption
pursuant to subsection C4 of this
Section.
iii. Allow temporary emergency ex-
emptions per subsection C7 of this
Section.
iv. Interpret critical areas regula-
tions per subsection D1b of this Sec-
tion.
v. Approve the use of alternates in
accordance with subsection N1 of
this Section and RMC 4-9-250E.
vi. Waive report content or submit-
tal requirements per subsection F6 of
this Section.
vii. Grant administrative variances
to those specified code sections
listed in RMC 4-9-250B and per sub-
section N of this Section.
viii. Require tests for proof of com-
pliance.
ix. Grant modifications per subsec-
tion N of this Section.
b. Review Authority – Geologic Haz-
ards, Habitat Conservation, Streams
and Lakes, and Wetlands: The Depart-
ment Administrator is authorized to make
the following administrative allowances
and determinations:
i. Geologic Hazards.
(a) Waive independent review
of geotechnical reports per sub-
section F7 of this Section.
(b) Increase or decrease re-
quired buffer for very high land-
slide hazard areas per
subsection J7b of this Section.
(c) Waive coal mine hazard re-
ports per subsection J8 of this
Section.
(d) Grant a modification for cre-
ated slopes per subsection N2 of
this Section.
ii. Habitat Conservation: Waive
habitat/wildlife assessment reports
per subsection K2 of this Section.
iii. Streams and Lakes:
(a) Waive water body study re-
quirement per subsection L3 of
this Section.
(b) Approve proposals for
buffer width reductions in accor-
dance with the review criteria
stated in subsection L5c of this
Section.
(c) Approve proposals for
buffer width averaging pursuant
to the standards and criteria
stated in subsection L5d of this
Section.
iv. Wetlands:
(a) Waive wetland assessment
requirement per subsection M3b
of this Section.
(b) Determine whether wet-
lands are unregulated per sub-
sections M1a and M1b of this
Section.
(c) Extend the valid period of a
wetland delineation pursuant to
subsection M4d of this Section.
4-3-050E
3 - 18.17 (Revised 6/05)
(d) Approve proposals for
buffer width reductions of up to
twenty five percent (25%) in ac-
cordance with the review criteria
stated in subsection M6e of this
Section.
(e) Approve proposals for
buffer width averaging pursuant
to the standards and criteria
stated in subsection M6f of this
Section.
(f) Authorize other category
level for created or restored wet-
lands per subsection M11c of
this Section.
(g) Waive requirements of this
Section upon determination that
all impacts on wetlands would be
mitigated as part of an approved
area-wide wetlands plan that,
when taken as a whole over an
approved schedule or staging of
plan implementation, will meet or
exceed the requirements of this
section (see subsection M9 of
this Section).
c. Review Authority – Aquifer Pro-
tection Areas: The Department Admin-
istrator is authorized to make the
following administrative allowances and
determinations:
i. Issue operating and closure per-
mits.
ii. Determine pipeline requirements
per subsection H6a(iii) and H6b of
this Section.
iii. Determine if Zone 1 require-
ments should apply in Zone 2 of an
APA per subsection D2b, Potential to
Degrade Groundwater – Zone 2, and
C8d(ii), Prohibited Activities – Aqui-
fer Protection Areas, Zone 2.
5. Authority to Approve, Condition, or
Deny – General: Based upon site specific re-
view and analysis, the Reviewing Official or
his/her designee may approve, condition, or
deny a proposal.
6. Relationship to Other Agencies and
Regulations: Compliance with the provi-
sions of this Title does not constitute compli-
ance with other federal, state, and/or other
local agency regulations and permit require-
ments that may be required. The applicant is
responsible for complying with these require-
ments, apart from the process established in
this Title. (Ord. 4851, 8-7-2000; Ord. 5137,
4-25-2005)
E. GENERAL PERFORMANCE
STANDARDS, AND ALLOWED
ALTERATIONS:
1. Performance Standards: The perfor-
mance standards for each critical area are
specified in subsections G to M of this Sec-
tion. The standards are minimum standards.
2. Protection of Critical Areas: Critical ar-
eas and any associated buffers shall be
avoided, and undisturbed, unless alterations
are permitted in accordance with the require-
ments of this Section.
3. Allowed Alterations: Critical areas may
be altered by authorized exempt activities, al-
terations specifically allowed in subsections
H to M of this Section and subject to listed cri-
teria, or through approval of modifications or
variances.
4. Native Growth Protection Areas:
a. Applicability:
i. Required: A native growth pro-
tection area shall be instituted when
required by subsections H to M of
this Section in order to protect a criti-
cal area from any proposed develop-
ment for a non-exempt activity as
follows:
(a) Protected slopes per sub-
section J5e of this Section.
(b) Very high landslide hazard
areas per subsection J7c of this
Section.
(c) Class 2 to 4 streams or
lakes and their associated buff-
4-3-050E
(Revised 6/05)3 - 18.18
ers per subsection L7 of this
Section.
(d) Wetlands and their associ-
ated buffers per subsection M7
of this Section.
ii. Applied with Discretion: Native
growth protection areas may be re-
quired for very high landslide hazard
area buffers, or for critical habitats
and their buffers pursuant to subsec-
tions J7 and K4 of this Section.
iii. Application as Condition of
Approval When Otherwise Not Re-
quired: Where subsections H to M
do not require a native growth protec-
tion area, the Reviewing Official may
condition a proposal to provide for
native growth protection areas.
b. Standards:
i. Trees and ground cover shall be
retained in designated native growth
protection areas.
ii. Activities allowed in a native
growth protection areas shall be con-
sistent with applicable critical area
regulations.
iii. The City may require enhance-
ment of native growth protection ar-
eas to improve functions and values,
reduce erosion or landslide potential,
or to meet another identified purpose
of this section or of critical area regu-
lations.
c. Method of Creation: Native growth
protection areas shall be established by
one of the following methods, in order of
preference:
i. Conservation Easement: The
permit holder shall, subject to the
City’s approval, convey to the City or
other public or nonprofit entity speci-
fied by the City, a recorded easement
for the protection of the critical area
and/or its buffer.
ii. Protective Easement: The per-
mit holder shall establish and record
a permanent and irrevocable ease-
ment on the property title of a parcel
or tract of land containing a critical
area and/or its buffer created as a
condition of a permit. Such protective
easement shall be held by the cur-
rent and future property owner, shall
run with the land, and shall prohibit
development, alteration, or distur-
bance within the easement except
for purposes of habitat enhancement
as part of an enhancement project
which has received prior written ap-
proval from the City, and from any
other agency with jurisdiction over
such activity.
iii. Tract and Deed Restriction:
The permit holder shall establish and
record a permanent and irrevocable
deed restriction on the property title
of any critical area management tract
or tracts created as a condition of a
permit. Such deed restriction(s) shall
prohibit development, alteration, or
disturbance within the tract except
for purposes of habitat enhancement
as part of an enhancement project
which has received prior written ap-
proval from the City, and from any
other agency with jurisdiction over
such activity. A covenant shall be
placed on the tract restricting its sep-
arate sale. Each abutting lot owner or
the homeowners’ association shall
have an undivided interest in the
tract.
d. Marking During Construction: The
location of the outer extent of the critical
area buffer and areas not to be disturbed
pursuant to an approved permit shall be
marked with barriers easily visible in the
field to prevent unnecessary disturbance
by individuals and equipment during the
development or construction of the ap-
proved activity.
e. Fencing: The City shall require per-
manent fencing of the native growth pro-
tection area containing critical area and
buffers when there is a substantial likeli-
hood of human or domesticated animal
intrusion, and such fencing will not ad-
versely impact habitat connectivity.
4-3-050F
3 - 18.19 (Revised 6/05)
f. Signage Required: The common
boundary between a native growth pro-
tection area and the abutting land must
be permanently identified. This identifica-
tion shall include permanent wood or
metal signs on treated or metal posts.
Sign locations and size specifications
shall be approved by the City. Suggested
wording is as follows: “Protection of this
natural area is in your care. Alteration or
disturbance is prohibited by law.”
g. Responsibility for Maintenance:
Responsibility for maintaining the native
growth protection easements or tracts
shall be held by a homeowners’ associa-
tion, abutting lot owners, the permit appli-
cant or designee, or other appropriate
entity, as approved by the City.
h. Maintenance Covenant and Note
Required: The following note shall ap-
pear on the face of all plats, short plats,
PUDs, or other approved site plans con-
taining separate native growth protection
easements or tracts, and shall also be re-
corded as a covenant running with the
land on the title of record for all affected
lots on the title: “MAINTENANCE RE-
SPONSIBILITY: All owners of lots cre-
ated by or benefiting from this City action
abutting or including a native growth pro-
tection easement [tract] are responsible
for maintenance and protection of the
easement [tract]. Maintenance includes
ensuring that no alterations occur within
the tract and that all vegetation remains
undisturbed unless the express written
authorization of the City has been re-
ceived.”
5. Discretionary – Building or Develop-
ment Setbacks: The Reviewing Official may
require a building or activity setback from a
critical area or buffer to ensure adequate pro-
tection of the critical area/buffer during con-
struction and ongoing maintenance of the
activity. A requirement for a setback shall be
based on the findings of a critical area report
or a peer review required for the activity. (Ord.
5137, 4-25-2005)
F. SUBMITTAL REQUIREMENTS AND
FEES:
1. Applicability: When a regulated critical
area or associated buffer is identified, the fol-
lowing procedures apply.
2. Preapplication Consultation: Any per-
son intending to develop properties known or
suspected to have critical areas present is
strongly encouraged to meet with the appro-
priate City department representative during
the earliest possible stages of project plan-
ning before major commitments have been
made to a particular land use and/or project
design. Effort put into a preapplication con-
sultation and planning will help applicants
create projects which will be more quickly and
easily processed due to a better understand-
ing on the part of applicants of regulatory re-
quirements.
3. Plans and Studies Required: When an
application is submitted for any building per-
mit or land use review and/or to obtain ap-
proval of a use, development or construction,
the location of the critical areas and buffers
on the site shall be indicated on the plans
submitted based upon an inventory provided
by a qualified specialist.
4. Submittal Requirements: See chapter
4-8 RMC.
5. Fees: See RMC 4-1-170.
6. Waiver of Submittal or Procedural Re-
quirements: The Department Administrator
may waive any of the requirements of this
subsection if the size and complexity of the
project does not warrant a step in the pro-
ceeding and provided criteria to waive stud-
ies are met in subsections H to M of this
Section.
7. Independent Secondary Review: The
City may require independent review of an
applicant’s report as follows:
a. Aquifer Protection Areas, Flood
Hazards, Habitat Conservation,
Streams and Lakes, Wetlands: When
appropriate due to the type of critical ar-
eas, habitat, or species present, or
project area conditions, the Reviewing
Official may require the applicant to pre-
4-3-050F
(Revised 6/05)3 - 18.20
pare and/or fund analyses or activities,
including, but not limited to:
i. An evaluation by an independent
qualified professional regarding the
applicant’s analysis and the effec-
tiveness of any proposed mitigating
measures or programs, to include
any recommendations as appropri-
ate. This shall be paid at the appli-
cant’s expense, and the Reviewing
Official shall select the third party re-
view professional; and/or
ii. A request for consultation with
the Washington Department of Fish
and Wildlife, Washington State De-
partment of Ecology, or the local Na-
tive American Tribe or other
appropriate agency; and/or
iii. Detailed surface and subsurface
hydrologic features both on and
abutting to the site.
b. Geologic Hazards: Independent
secondary review shall be conducted in
accordance with the following:
i. Required – Sensitive and Pro-
tected Slopes, and Medium, High,
or Very High Landslide Hazards:
All geotechnical reports submitted in
accordance with subsection J2 of
this Section, Special Studies Re-
quired, and chapter 4-8 RMC, Per-
mits – General and Appeals, shall be
independently reviewed by qualified
specialists selected by the City, at the
applicant’s expense. An applicant
may request that independent review
be waived by the Department Admin-
istrator in accordance with subsec-
tion D4b of this Section, Review
Authority – Geologic Hazards, Habi-
tat Conservation, Shorelines,
Streams and Lakes, and Wetlands.
ii. Required for Critical Facilities
in Volcanic, High Erosion, High
Seismic, Medium Coal Mine, or
High Coal Mine Hazards: The City
shall require independent review of a
geotechnical report addressing a crit-
ical facility by qualified specialists se-
lected by the City, at the applicant’s
expense. An applicant may request
that independent review be waived
by the Department Administrator in
accordance with subsection D4b of
this Section, Review Authority –
Geologic Hazards, Habitat Conser-
vation, Shorelines, Streams and
Lakes, and Wetlands.
iii. At City’s Discretion – Volca-
nic, High Erosion, High Seismic,
Medium Coal Mine, or High Coal
Mine Hazards: For any proposal ex-
cept critical facilities, the City may re-
quire independent review of an
applicant’s geotechnical report by
qualified specialists selected by the
City, at the applicant’s expense.
8. Mitigation Plan Required:
a. Criteria: For any mitigation plans re-
quired through the application of subsec-
tions H to M of this Section, the applicant
shall:
i. Demonstrate sufficient scientific
expertise, the supervisory capability,
and the financial resources to carry
out the mitigation project; and
ii. Demonstrate the capability for
monitoring the site and to make cor-
rections during the monitoring period
if the mitigation project fails to meet
projected goals; and
iii. Protect and manage, or provide
for the protection and management,
of the mitigation area to avoid further
development or degradation and to
provide for long-term persistence of
the mitigation area; and
iv. Provide for project monitoring
and allow City inspections; and
v. Avoid mitigation proposals that
would result in additional future miti-
gation or regulatory requirements for
adjacent properties, unless it is a re-
sult of a code requirement, or no
other option is feasible or practical;
and
4-3-050H
3 - 18.21 (Revised 6/05)
vi. For on-site or off-site mitigation
proposals, abutting or adjacent prop-
erty owners shall be notified when
wetland creation or restoration,
stream relocation, critical area buffer
increases, flood hazard mitigation,
habitat conservation mitigation, or
geologic hazard mitigation have the
potential to considerably decrease
the development potential of abutting
or adjacent properties. For example,
if a created wetland on a property
would now result in a wetland buffer
intruding onto a neighboring prop-
erty, the neighboring property owner
would be notified. Notification shall
be given as follows:
(a) For applications that are not
subject to notices of application
per chapter 4-8 RMC, notice of
the mitigation proposal shall be
given by posting the site and no-
tifying abutting or adjacent prop-
erty owners with the potential to
be impacted. Written notification
may be made prior to or at the
time of the SEPA determination.
(b) For applications that are
subject to notices of application,
the mitigation proposal shall be
identified in the notice of applica-
tion and mailed to abutting or ad-
jacent property owners with the
potential to be impacted; if the
determination of the mitigation
requirements is not known at the
time of the notice of application,
written notice to abutting or adja-
cent property owners shall be
given instead at the time of the
SEPA determination.
b. Timing of Mitigation Plan – Final
Submittal and Commencement: When
a mitigation plan is required, the propo-
nent shall submit a final mitigation plan
for the approval of the Administrator prior
to the issuance of building or construction
permits for development. The proponent
shall receive written approval of the miti-
gation plan prior to commencement of
any mitigation activity. (Ord. 5137,
4-25-2005)
G. SURETY DEVICES:
1. Required for Mitigation Plans: For any
mitigation plans required as a result of the ap-
plication of these regulations, the Responsi-
ble Official shall require a surety device to
ensure performance consistent with RMC
4-1-230.
2. Time Period – Wetlands, Streams, and
Lakes: For wetland and/or stream/lake miti-
gation plans, the surety device shall be suffi-
cient to guarantee that structures,
improvements, and mitigation required by
permit condition perform satisfactorily for a
minimum of five (5) years after they have
been completed. (Ord. 5137, 4-25-2005)
H. AQUIFER PROTECTION:
1. Applicability: The aquifer protection
regulations apply to uses, activities, and facil-
ities located within an aquifer protection area
(APA) as classified below.
a. Aquifer Protection Area (APA):
Aquifer protection areas are the portion
of an aquifer within the zone of capture
and recharge area for a well or well field
owned or operated by the City, as de-
picted in subsection Q1 of this Section,
Maps.
b. Aquifer Protection Zones: Zones
of an APA are designated to provide
graduated levels of aquifer protection.
Zone boundaries are determined using
best available science documented in the
City of Renton Wellhead Protection Plan,
an appendix of the City of Renton Water
System Plan, as periodically updated.
The following zones may be designated:
i. Zone 1: The land area situated
between a well or well field owned by
the City and the three hundred sixty
five (365) day groundwater travel
time contour.
ii. Zone 1 Modified: The same
land area described for Zone 1 but
for the purpose of protecting a high-
priority well, wellfield, or spring with-
drawing from an aquifer that is par-
tially protected by overlying geologic
strata. Uses, activities, and facilities
4-3-050H
(Revised 6/05)3 - 18.22
located in this area are regulated as
if located within Zone 1 except as
provided by subsection C6(a)(iii) of
this Section.
iii. Zone 2: The land area situated
between the three hundred sixty five
(365) day groundwater travel time
contour and the boundary of the zone
of potential capture for a well or well
field owned or operated by the City. If
the aquifer supplying water to a well,
well field, or spring is naturally pro-
tected by overlying geologic strata,
the City may choose not to subdivide
an APA into two (2) zones. In such a
case, the entire APA will be desig-
nated as Zone 2.
c. Mapping:
i. Determination of Location
within a Zone of an Aquifer Protec-
tion Area: In determining the loca-
tion of facilities within the zones
defined by subsection Q1 of this Sec-
tion, the following rules shall apply:
(a) Facilities located wholly
within an APA zone shall be gov-
erned by the restrictions applica-
ble to that zone.
(b) Facilities having parts lying
within more than one zone of an
APA shall be governed as fol-
lows: Each part of the facility
shall be reviewed and regulated
by the requirements set forth in
this Section for the zone in which
that part of the facility is actually
located.
(c) Facilities having parts lying
both in and out of an APA shall
be governed as follows:
• That portion which is within
an APA shall be governed by
the applicable restrictions in
this Section; and
• That portion which is not in
an APA shall not be gov-
erned by this Section.
ii. Zone Maps: The locations of
aquifer protection areas (APA) in the
City are depicted by the map in sub-
section Q1 of this Section, Maps.
d. Performance Standards: In addi-
tion to the general standards of subsec-
tion E of this Section, the following
performance standards, subsections H2
to H10, apply to all non-exempt uses, ac-
tivities, and facilities on sites located
within an aquifer protection area per sub-
section H1, Applicability.
e. Authority to Require Hydrogeo-
logic Assessment: The City may re-
quire an applicant to prepare a
hydrogeologic study if the proposal has
the potential to significantly impact
groundwater quantity or quality, and suffi-
cient information is not readily available.
Such a report shall be prepared by a
qualified professional at the applicant’s
expense. Report content requirements
may be specified by the City in accor-
dance with State or Federal guidelines or
tailored to the particular development ap-
plication. Peer review of the applicant’s
report may be required in accordance
with subsection F7 of this Section.
2. Facilities:
a. Removal of Existing Facilities –
Zone 1:
i. The storage, handling, use, treat-
ment or production of hazardous ma-
terials in aggregate quantities
greater than five hundred (500) gal-
lons shall not be allowed within Zone
1 of an APA after October 14, 2002.
The storage, handling, use, treat-
ment or production of tetrachloroeth-
ylene (e.g., dry-cleaning fluid) shall
not be allowed within Zone 1 of an
APA after March 31, 1999.
ii. Once a facility in Zone 1 is
closed, relocated, or the use of haz-
ardous materials is terminated, rein-
statement of the use of hazardous
materials on the site in quantities
greater than that allowed for new fa-
cilities locating in Zone 1 as de-
scribed in subsection C8d(i) of this
4-3-050H
3 - 18.23 (Revised 6/05)
Section, Prohibited Activities, Zone
1, shall be prohibited.
iii. Closure of a facility or termina-
tion of any or all facility activities shall
be conducted in accordance with the
closure requirements in RMC
4-9-015F, Closure Permit.
b. Existing Facilities Change in
Quantities – Zone 1: In Zone 1 of an
APA, no change in operations at a facility
shall be allowed that increases the ag-
gregate quantity of hazardous materials
stored, handled, treated, used, or pro-
duced with the following exception: The
aggregate quantity of hazardous materi-
als may be increased not to exceed five
hundred (500) gallons.
c. Existing Facilities – Allowances in
Zone 2: The storage, handling, treat-
ment, use or production of hazardous
materials at existing facilities shall be al-
lowed within Zone 2 of an APA upon com-
pliance with the provisions of this
Section.
d. Requirements for Facilities –
Zones 1 and 2: The following conditions
in subsections H2d(i) to (vi) of this Sec-
tion will be required as part of any operat-
ing permit issued for facilities in Zone 1 of
an APA. Conditions in subsections H2d(i)
to (v) of this Section shall apply to facili-
ties in Zone 2 of an APA.
i. Secondary Containment –
Zones 1 and 2:
(a) Materials Stored in Tanks
subject to DOE – Zones 1 and
2: Hazardous materials stored in
tanks that are subject to regula-
tion by the Washington Depart-
ment of Ecology under chapter
173-360 WAC are exempt from
containment requirements in
subsection H2d(i) of this Section,
Secondary Containment – Zones
1 and 2, but are subject to appli-
cable requirements in RMC
4-5-120, Underground Storage
Tank Secondary Containment
Regulations.
(b) Secondary Containment
Devices and Requirements –
Zones 1 and 2: Every owner of a
facility shall provide secondary
containment devices adequate in
size to contain on-site any unau-
thorized release of hazardous
materials from any area where
these substances are either
stored, handled, treated, used,
or produced. Secondary contain-
ment devices shall prevent haz-
ardous materials from contacting
soil, surface water, and ground-
water and shall prevent hazard-
ous materials from entering
storm drains and, except for au-
thorized and permitted dis-
charges, the sanitary sewer.
Design requirements for second-
ary containment devices are as
follows:
(1) The secondary contain-
ment device shall be large
enough to contain the volume of
the primary container in cases
where a single container is used
to store, handle, treat, use, or
produce a hazardous material. In
cases where multiple containers
are used, the secondary contain-
ment device shall be large
enough to contain the volume of
the largest container. Volumes
specified are in addition to the
design flow rate of the automatic
fire extinguishing system, if
present, to which the secondary
containment device is subjected.
The secondary containment de-
vice shall be capable of contain-
ing the fire flow for a period of
twenty (20) minutes or more.
(2) All secondary containment
devices shall be constructed of
materials of sufficient thickness,
density, and composition to pre-
vent structural weakening of the
containment device as a result of
contact with any hazardous ma-
terial. If coatings are used to pro-
vide chemical resistance for
secondary containment devices,
they shall also be resistant to the
4-3-050H
(Revised 6/05)3 - 18.24
expected abrasion and impact
conditions. Secondary contain-
ment devices shall be capable of
containing any unauthorized re-
lease for at least the maximum
anticipated period sufficient to al-
low detection and removal of the
release.
(3) Hazardous materials stored
outdoors and their attendant sec-
ondary containment devices
shall be covered to preclude pre-
cipitation with the exception of
hazardous materials stored in
tanks that have been approved
by and are under permit from the
City of Renton Fire Prevention
Bureau. Secondary containment
for such tanks, if uncovered,
shall be able to accommodate
the volume of precipitation that
could enter the containment de-
vice during a twenty four (24)
hour, twenty five (25) year storm,
in addition to the volume of the
hazardous material stored in the
tank. Storage of hazardous ma-
terials, both indoors and out-
doors, shall, at all times, meet
both the requirements of this
Section and the Uniform Fire
Code.
(4) Secondary containment de-
vices shall include monitoring
procedures or technology capa-
ble of detecting the presence of a
hazardous material within twenty
four (24) hours following a re-
lease. Hazardous materials shall
be removed from the secondary
containment device within twenty
four (24) hours of detection and
shall be legally stored or dis-
posed.
(5) Areas in which there are
floor drains, catchbasins, or
other conveyance piping that
does not discharge into a sec-
ondary containment device that
meets the requirements of this
Chapter shall not be used for
secondary containment of haz-
ardous materials. Closure of ex-
isting piping shall be according to
procedures and designs ap-
proved by the Department.
(6) Primary containers shall be
impervious to the contents
stored therein, properly labeled,
and fitted with a tight cover which
is kept closed except when sub-
stances are being withdrawn or
used.
(7) Hazardous materials stored
outdoors when the facility is left
unsupervised must be inaccessi-
ble to the public. Such tech-
niques as locked storage sheds,
locked fencing, or other tech-
niques may be used if they will
effectively preclude access.
(8) Stored hazardous materials
shall be protected and secured,
as needed, against impact and
earthquake to prevent damage
to the primary container that
would result in release of hazard-
ous materials that would escape
the secondary containment area.
ii. Hazardous Material Monitor-
ing Requirements for Existing Fa-
cilities – Zones 1 and 2:
(a) The owners of all existing
facilities shall implement hazard-
ous materials monitoring.
(b) All hazardous material
monitoring activities shall include
the following:
(1) A written routine monitoring
procedure which includes, when
applicable: the frequency of per-
forming the monitoring method,
the methods and equipment to
be used for performing the moni-
toring, the location(s) from which
the monitoring will be performed,
the name(s) or title(s) of the per-
son(s) responsible for perform-
ing the monitoring and/or
maintaining the equipment, and
the reporting format.
4-3-050H
3 - 18.25 (Revised 6/05)
(2) Written records of all moni-
toring performed shall be main-
tained on-site by the operator for
a period of three (3) years from
the date the monitoring was per-
formed. The Department may re-
quire the submittal of the
monitoring records or a summary
at a frequency that the Depart-
ment may establish. The written
records of all monitoring per-
formed in the past three (3) years
shall be shown to the Depart-
ment upon demand during any
site inspection. Monitoring
records shall include but not be
limited to:
• The date and time of all mon-
itoring or sampling;
• Monitoring equipment cali-
bration and maintenance
records;
• The results of any visual ob-
servations;
• The results of all sample
analysis performed in the
laboratory or in the field, in-
cluding laboratory data
sheets;
• The logs of all readings of
gauges or other monitoring
equipment, groundwater ele-
vations or other test results;
and
• The results of inventory
readings and reconciliations.
(3) Visual monitoring must be
implemented unless it is deter-
mined by the Department to be
infeasible to visually monitor.
(c) On every day of operation,
a responsible person designated
by the permittee shall check for
breakage or leakage of any con-
tainer holding hazardous materi-
als. Electronic sensing devices
approved by the Department
may be employed as part of the
inspection process; provided,
that the system is checked daily
for malfunctions.
iii. Emergency Collection De-
vices – Zones 1 and 2: Vacuum suc-
tion devices, absorbent scavenger
materials, or other devices approved
by the Department shall be present
on site (or available within an hour by
contract with a cleanup company ap-
proved by the Department), in suffi-
cient quantity to control and collect
the total quantity of hazardous mate-
rials plus absorbent material. The
presence of such emergency collec-
tion devices and/or cleanup contract
are the responsibility and at the ex-
pense of the owner and shall be doc-
umented in the operating permit.
iv. Inspection of Containment
and Emergency Equipment –
Zones 1 and 2: Owners shall estab-
lish procedures for monthly in-house
inspection and routine maintenance
of containment and emergency
equipment. Such procedures shall
be in writing, a regular checklist and
schedule of maintenance activity
shall be established, and a log shall
be kept of inspections and mainte-
nance activities. Such logs and
records shall be made available at all
reasonable times to the Department
for examination.
v. Employee Training – Zones 1
and 2: Operators shall schedule
training for all new employees upon
hiring and once per year thereafter to
explain the conditions of the operat-
ing permit such as emergency re-
sponse procedures, proper
hazardous waste disposal, monitor-
ing and reporting requirements,
record keeping requirements, and
the types and quantities of hazard-
ous materials on site. These training
sessions will be documented and re-
corded and the names of those in at-
tendance will be recorded. These
records shall be made available at all
reasonable times to the Department
for inspection.
4-3-050H
(Revised 6/05)3 - 18.26
vi. Additional Facility Require-
ments for Zone 1: Owners shall
complete the following:
(a) Site Monitoring: For facili-
ties located in Zone 1 of an APA,
an owner of a facility may, at their
own expense, be required to in-
stitute a program to monitor
groundwater, surface water run-
off, and/or site soils. The Depart-
ment may require that the owner
of a facility install one or more
groundwater monitoring wells in
a manner approved by the De-
partment in order to accommo-
date the required groundwater
monitoring. Criteria used to de-
termine the need for site monitor-
ing shall include, but not be
limited to, the proximity of the fa-
cility to the City’s production or
monitoring wells, the type and
quantity of hazardous materials
on site, and whether or not the
hazardous materials are stored
in underground vessels.
Every owner required to monitor
groundwater, surface water run-
off, and/or soils shall perform
such monitoring semi-annually
and obtain independent analyti-
cal results of the presence and
concentration of those chemicals
requiring monitoring (including
breakdown and transformation
products) as identified by the De-
partment in the operating permit.
The analytical results shall be
obtained through the use of De-
partment of Ecology-approved
methods for water and/or soils.
The results shall be filed within
ten (10) days with the Depart-
ment.
If a facility is required to perform
site monitoring pursuant to sub-
section H2d(vi) of this Section,
Additional Facility Requirements
for Zone 1, Site Monitoring, then
a site monitoring plan will be re-
quired. This plan must indicate
procedures to be followed to as-
sess groundwater, surface water
runoff, and/or soil for concentra-
tions of those chemicals requir-
ing monitoring as identified by
the Department in the operating
permit. If a groundwater monitor-
ing program is in effect per the
requirements of 40 CFR 264 or
265, and this program includes
all of the chemicals identified in
the operating permit, then it shall
be incorporated into the site
monitoring plan which shall also
include provisions to address the
groundwater monitoring require-
ments of subsection H2d(vi) of
this Section, Additional Facility
Requirements for Zone 1, Site
Monitoring, and RMC
4-9-015G3, Unauthorized Re-
leases, Monitoring Results.
(b) Site Improvements:
(1) For facilities located in Zone
1 of an APA, the owner may be
required to pave all currently un-
paved areas of their facility that
are subject to any vehicular use
or storage, use, handling, or pro-
duction of hazardous materials.
(2) For those facilities located
in Zone 1 of an APA in which the
nature of the business involves
the use of hazardous materials
outside of fully enclosed struc-
tures, the City shall evaluate the
existing storm water collection
and conveyance system, and re-
serves the right to require the
owner to upgrade the system to
meet the provisions of RMC
4-6-030E3, Additional Require-
ments in Aquifer Protection Ar-
eas – Amendments to King
County Surface Water Design
Manual.
(3) For those facilities located
in Zone 1 of an APA, the City
may require the owner to test in-
terior wastewater plumbing and
the building side sewer for tight-
ness according to subsection
H6a(ii) of this Section, Pipeline
Requirements – Zone 1, and re-
4-3-050H
3 - 19 (Revised 6/05)
serves the right to require that
such wastewater conveyance be
repaired or replaced according to
subsection H6a(i) of this Section,
Pipeline Requirements – Zone 1.
(c) Capital Cost Reimburse-
ment for Additional Operating
Permit Requirements: The City
shall pay fifty percent (50%) of
documented capital costs up to
twenty five thousand dollars
($25,000.00) for required instal-
lation and construction of moni-
toring wells, site paving,
wastewater conveyance, and
storm water improvements as re-
quired in subsections H2d(vi)(a)
and (b) of this Section, Site Mon-
itoring and Site Improvements.
Payment by the City shall be
made according to adopted ad-
ministrative rules.
3. Use of Pesticides and Nitrates – APA
Zones 1 and 2:
a. Use of Pesticides: The application
of hazardous materials such as pesti-
cides shall be allowed in an APA, except
within one hundred feet (100′) of a well or
two hundred feet (200′) of a spring; pro-
vided, that:
i. The application is in strict confor-
mity with the use requirements as set
forth by the EPA and as indicated on
the containers in which the sub-
stances are sold.
ii. Persons who are required to
keep pesticide application records by
RCW 17.21.100.1 and WAC 16-228-
190 shall provide a copy of the re-
quired records to the Department
within seventy two (72) hours of the
application.
b. Nitrate-Containing Materials: The
application of fertilizers containing ni-
trates shall be allowed in an APA except
within one hundred feet (100′) of a well or
two hundred feet (200′) of a spring; pro-
vided, that:
i. No application of nitrate-contain-
ing materials shall exceed one-half
(0.5) pound of nitrogen per one thou-
sand (1,000) square feet per single
application and a total yearly applica-
tion of five (5) pounds of nitrogen per
one thousand (1,000) square feet;
except that an approved slow-re-
lease nitrogen may be applied in
quantities of up to nine-tenths (0.9)
pound of nitrogen per one thousand
(1,000) square feet per single appli-
cation and eight (8) pounds of nitro-
gen per one thousand (1,000) square
feet per year; and
ii. Persons who apply fertilizer con-
taining nitrates to more than one con-
tiguous acre of land located in the
APA either in one or multiple applica-
tion(s) per year shall provide to the
Department within seventy two (72)
hours of any application the following
information:
(a) The name, address, and
telephone number of the person
applying the fertilizer;
(b) The location and land area
of the application;
(c) The date and time of the ap-
plication;
(d) The product name and for-
mulation;
(e) The application rate.
4. Wastewater Disposal Requirements –
Zones 1 and 2: Refer to RMC 4-6-040J, San-
itary Sewer Standards, Additional Require-
ments that Apply within Zones 1 and 2 of an
Aquifer Protection Area.
5. Surface Water Requirements – Zones
1 and 2: Refer to RMC 4-6-030E, Drainage
Plan Requirements and Methods of Analysis
for additional surface water requirements ap-
plicable within Zones 1 and 2 of an Aquifer
Protection Area.
4-3-050H
(Revised 6/05)3 - 20
6. Pipeline Requirements:
a. Pipeline Requirements – Zone 1:
i. All new and existing pipelines in
Zone 1 shall be constructed or re-
paired in accordance with material
specifications contained in subsec-
tion S of this Section, Pipeline Mate-
rial. All existing product pipelines in
Zone 1 shall be repaired and main-
tained in accordance with best man-
agement practices and best
available technology.
ii. All new pipelines constructed in
Zone 1 shall be tested for leakage in
conformance with the following provi-
sions prior to being placed into ser-
vice.
(a) Pipeline leakage testing
shall be conducted in accor-
dance with best available tech-
nology, to the satisfaction of the
Department.
(b) Pipeline leakage testing
methods shall be submitted to
the Department for review prior
to testing and shall include a de-
tailed description of the testing
methods and technical assump-
tions; accuracy and precision of
the test; proposed testing dura-
tions, pressures, and lengths of
pipeline to be tested; and scale
drawings of the pipeline(s) to be
tested.
(c) Upon completion of testing,
pipeline leakage testing results
shall be submitted to the Depart-
ment and shall include: record of
testing durations, pressures, and
lengths of pipeline tested; and
weather conditions at the time of
testing.
(d) Routine leakage testing of
new pipelines constructed in
Zone 1 may be required by the
Department.
iii. If the Department has reason to
believe that the operation or pro-
posed operation of an existing pipe-
line in Zone 1 of an APA may
degrade ground water quality, the
Department may require leakage
testing of the existing pipeline in ac-
cordance with subsection H6a(ii) of
this Section; and installation, sam-
pling, and sample analysis of moni-
toring wells. Routine leakage testing
of existing pipelines in Zone 1 may
be required by the Department. Crite-
ria for this determination is specified
under subsection D2b(ii) of this Sec-
tion, Potential to Degrade Ground-
water – Zone 2, Criteria.
iv. Should pipeline leakage testing
reveal any leakage at any level then
the Department shall require immedi-
ate repairs to the pipeline to the sat-
isfaction of the Department such that
no infiltration of water into the pipe-
line or exfiltration of substances con-
veyed in the pipeline shall occur. Any
repairs which are made shall be
tested for leakage pursuant to sub-
section H6a(ii) of this Section.
b. Pipeline Requirements – Zone 2: If
the Department has reason to believe
that the operation or proposed operation
of an existing pipeline in Zone 2 of an
APA may degrade groundwater quality,
the Department may require leakage
testing in accordance with subsection
H6a(ii) of this Section; installation, sam-
pling, and sample analysis of groundwa-
ter monitoring wells; repair of the pipeline
to the satisfaction of the Department
such that degradation of groundwater
quality is minimized or eliminated. Crite-
ria for this determination is specified un-
der subsection D2b(ii), Potential to
Degrade Groundwater – Zone 2, Criteria.
7. Construction Activity Standards –
Zones 1 and 2: Refer to RMC 4-4-030C8,
Construction Activity Standards – APA Zones
1 and 2.
8. Fill Material Requirements – Zones 1
and 2: Refer to RMC 4-4-060L4, Fill Material,
regarding quality of fill and fill material source
statement requirements within aquifer protec-
tion areas.
4-3-050I
3 - 20.1 (Revised 6/05)
9. Regulations for Existing Solid Waste
Landfills – Zones 1 and 2:
a. Materials: Earth materials used as
fill or cover at a solid waste landfill shall
meet the requirements of RMC
4-4-060L4, Fill Material.
b. Groundwater Monitoring: The De-
partment shall have the authority to re-
quire an owner of a solid waste landfill to
implement a groundwater monitoring pro-
gram equal to that described by King
County Board of Health Title 10 (King
County Solid Waste Regulations) Section
10.72.020 and a corrective action pro-
gram equal to that described by Section
10.72.030. The Department shall have
the authority ascribed to the health officer
in said regulations. Quarterly reports
shall be provided to the Department de-
tailing groundwater monitoring activity
during the preceding three (3) months.
Reports detailing corrective action re-
quired by the Department shall be sub-
mitted according to a written schedule
approved by the Department.
10. Hazardous Materials – Release Re-
strictions – Zones 1 and 2: Hazardous ma-
terials shall not be spilled, leaked, emitted,
discharged, disposed, or allowed to escape
or leach into the air, into groundwater, surface
water, surface soils or subsurface soils. Ex-
ception: Intentional withdrawals of hazardous
materials for the purpose of legitimate sale,
use, or disposal and discharges permitted
under federal, state, or local law. Any unau-
thorized releases shall be subject to the pro-
cedural requirements of RMC 4-9-015G,
Unauthorized Releases. (Ord. 4851,
8-7-2000; Ord. 4992, 12-9-2002; Ord. 5137,
4-25-2005)
I. FLOOD HAZARDS:
1. Applicability: Flood hazard regulations
shall apply to all areas of special flood haz-
ards within the jurisdiction of the City. In addi-
tion, all other applicable critical area or
Shoreline Master Program regulations shall
apply within flood hazard areas. See RMC
4-3-090E for a description of Shoreline Mas-
ter Program jurisdictional areas.
a. Areas of Special Flood Hazard: Ar-
eas of special flood hazard are defined
as the land in the floodplain subject to
one percent or greater chance of flooding
in any given year. Designation on flood
maps always include the letters A or V.
b. Mapping and Documentation:
i. Basic Map and Documentation
Identifying Hazards: The areas of
special flood hazard are identified by
the Federal Insurance Administration
in a scientific and engineering report
entitled the Flood Insurance Study
for the City of Renton, dated Septem-
ber 29, 1989, and any subsequent
revision, with accompanying flood in-
surance maps which are hereby
adopted by reference and declared
to be a part of this section. The flood
insurance study is on file at the Plan-
ning/Building/Public Works Depart-
ment.
ii. When Federal Insurance
Study is Not Available: When base
flood elevation data has not been
provided in accordance with subsec-
tion I1b(i) of this Section the Depart-
ment Administrator shall obtain,
review, and reasonably utilize any
base flood elevation and floodway
data available from a Federal, State
or other source in order to administer
subsection I3 of this Section, Specific
Standards, and subsection I4 of this
Section, Additional Restrictions
Within Floodways. The best avail-
able information for flood hazard
area identification shall be the basis
for regulation until a new Flood Insur-
ance Rate Map is issued which incor-
porates the data utilized under
subsection D3a(iv) of this Section.
iii. Interpretation of FIRM Bound-
aries: Per subsection D3d of this
Section, the Department Administra-
tor, or his/her designee, shall make
interpretations where needed, as to
exact location of the boundaries of
the areas of special flood hazard (for
example, where there appears to be
a conflict between a mapped bound-
ary and actual field conditions). The
4-3-050I
(Revised 6/05)3 - 20.2
best available information for flood
hazard area identification shall be
the basis for regulation.
iv. Data to be Used for Existing
and Future Flow Conditions: The
City shall determine the components
of the flood hazard area after obtain-
ing, reviewing and utilizing base
flood elevations and available flood-
plain data for a flood having a one
percent chance of being equaled or
exceeded in any given year, often re-
ferred to as the “one-hundred-year
flood.” The City may require projec-
tions of future flow conditions for pro-
posals in unmapped potential flood
hazard areas. In mapped or un-
mapped flood hazard areas, future
flow conditions shall be considered
for proposed bridge proposals cross-
ing floodways.
c. Performance Standards: In addi-
tion to general standards of subsection E
of this Section, the following regulations,
subsections I2 through I4 of this Section,
apply in all areas of special flood hazard.
2. General Standards: In all areas of spe-
cial flood hazards, the following standards
are required:
a. Anchoring – All New Construc-
tion: All new construction and substantial
improvements shall be anchored to pre-
vent flotation, collapse, or lateral move-
ment of the structure.
b. Anchoring – Manufactured
Homes: All manufactured homes must
likewise be anchored to prevent flotation,
collapse or lateral movement, and shall
be installed using methods and practices
that minimize flood damage. Anchoring
methods may include, but are not limited
to, use of over-the-top or frame ties to
ground anchors (reference FEMA’s Man-
ufactured Home Installation in Flood
Hazard Areas guidebook for additional
techniques).
c. Construction Materials and Meth-
ods:
i. All new construction and substan-
tial improvements shall be con-
structed with materials and utility
equipment resistant to flood damage.
ii. All new construction and sub-
stantial improvements shall be con-
structed using methods and
practices that minimize flood dam-
age.
iii. Electrical, heating, ventilation,
plumbing, and air-conditioning equip-
ment and other service facilities shall
be designed and/or otherwise ele-
vated or located so as to prevent wa-
ter from entering or accumulating
within the components during condi-
tions of flooding.
d. Utilities:
i. Water: All new and replacement
water supply systems shall be de-
signed to minimize or eliminate infil-
tration of flood waters into the
system. The proposed water well
shall be located on high ground that
is not in the floodway (WAC 173-160-
171).
ii. Sewer: New and replacement
sanitary sewage systems shall be
designed to minimize or eliminate in-
filtration of flood waters into the sys-
tems and discharge from the
systems into flood waters.
iii. Waste Disposal: On-site waste
disposal systems shall be located to
avoid impairment to them or contam-
ination from them during flooding.
e. Subdivision Proposals:
i. All subdivision proposals shall be
consistent with the need to minimize
flood damage;
ii. All subdivision proposals shall
have public utilities and facilities
such as sewer, gas, electrical, and
4-3-050I
3 - 20.3 (Revised 6/05)
water systems located and con-
structed to minimize flood damage;
iii. All subdivision proposals shall
have adequate drainage provided to
reduce exposure to flood damage;
and
iv. All subdivision proposals shall
show the flood hazard information
and boundary on the subdivision
drawing including the nature, loca-
tion, dimensions, and elevations of
the subdivided area.
f. Project Review:
i. Building Permits: Where eleva-
tion data is not available either
through the flood insurance study or
from another authoritative source,
i.e., subsection D3a(iv) of this Sec-
tion, applications for building permits
shall be reviewed to assure that pro-
posed construction will be reason-
ably safe from flooding. The test of
reasonableness is a local judgment
and includes use of historical data,
high water marks, photographs of
past flooding, etc., where available.
Failure to elevate at least two feet
(2′) above grade in these zones may
result in higher insurance rates.
ii. Land Use Applications: Where
base flood elevation data has not
been provided or is not available
from another authoritative source, it
shall be generated for subdivision
proposals and other proposed devel-
opments which contain at least fifty
(50) lots or five (5) acres (whichever
is less).
3. Specific Standards: In all areas of spe-
cial flood hazards where base flood elevation
data has been provided as set forth in sub-
section I1b of this Section, Mapping and Doc-
umentation, or subsection D3a(iv) of this
Section, Use of Other Base Flood Data,
where such data provides flood elevations
that exceed the regulatory standards in the
FEMA flood insurance study, the following
provisions are required:
a. Residential Construction:
i. New construction and substantial
improvement of any residential struc-
ture shall have the lowest floor, in-
cluding basement, elevated a
minimum of one foot (1′) above base
flood elevation.
ii. Fully enclosed areas below the
lowest floor that are subject to flood-
ing are prohibited, or shall be de-
signed to automatically equalize
hydrostatic flood forces on exterior
walls by allowing for the entry and
exit of flood waters. Designs for
meeting this requirement must either
be certified by a registered profes-
sional engineer or architect or must
meet or exceed the following mini-
mum criteria:
(a) A minimum of two (2) open-
ings having a total net area of not
less than one square inch for ev-
ery square foot of enclosed area
subject to flooding shall be pro-
vided; and
(b) The bottom of all openings
shall be no higher than one foot
above grade; and
(c) Openings may be equipped
with screens, louvers, or other
coverings or devices; provided,
that they permit the automatic
entry and exit of flood waters.
b. Manufactured Homes:
i. All manufactured homes to be
placed or substantially improved
within Zones A1-A30, AH, and AE on
the community’s Flood Insurance
Rate Map, on sites outside of a man-
ufactured home park or subdivision,
in a new manufactured home park or
subdivision, in an expansion to an
existing manufactured home park or
subdivision, or in an existing manu-
factured home park or subdivision on
which a manufactured home has in-
curred “substantial damage” as the
result of a flood, shall be elevated on
a permanent foundation such that
4-3-050I
(Revised 6/05)3 - 20.4
the lowest floor of the manufactured
home is elevated a minimum of one
foot above the base flood elevation
and be securely anchored to an ade-
quately anchored foundation system
to resist flotation, collapse and lateral
movement.
ii. Manufactured homes to be
placed or substantially improved on
sites in an existing manufactured
home park or subdivision within
Zones A1-30, AH, and AE on the
community’s Flood Insurance Rate
Map that are not subject to the above
manufactured home provisions shall
be elevated so that either the lowest
floor of the manufactured home is el-
evated a minimum of one foot (1′)
above the base flood elevation or the
manufactured home chassis is sup-
ported by reinforced piers or other
foundation elements of at least
equivalent strength that are no less
than thirty six inches (36′′) in height
above grade and be securely an-
chored to an adequately anchored
foundation system to resist flotation,
collapse, and lateral movement.
c. Nonresidential Construction: New
construction of any commercial, indus-
trial or other nonresidential structure shall
have the lowest floor, including base-
ment, elevated a minimum of one foot (1′)
above the level of the base flood eleva-
tion. Substantial improvement of any
commercial, industrial or other nonresi-
dential structure shall have the lowest
floor, including basement, elevated a
minimum of one foot (1′) above the level
of the base flood elevation, or, together
with attendant utility and sanitary facili-
ties, shall:
i. Be floodproofed so that below the
minimum elevation required in sub-
section I3c of this Section the struc-
ture is watertight with walls
substantially impermeable to the
passage of water;
ii. Have structural components ca-
pable of resisting hydrostatic and hy-
drodynamic loads and effects of
buoyancy;
iii. Be certified by a registered pro-
fessional engineer or architect that
the design and methods of construc-
tion are in accordance with accepted
standards of practice for meeting
provisions of this subsection based
on their development and/or review
of the structural design, specifica-
tions and plans. Such certifications
shall be provided to the Department
Administrator;
iv. Nonresidential structures that
are elevated, not floodproofed, must
meet the same standards for space
below the lowest floor as described in
subsection I3a(ii) of this Section;
v. Applicants floodproofing nonresi-
dential buildings shall be notified that
flood insurance premiums will be
based on rates that are one foot (1′)
below the floodproofed level (e.g., a
building floodproofed to the base
flood level will be rated as one foot
(1′) below).
d. Recreational Vehicles: Recre-
ational vehicles placed on sites within
Zones A1-30, AH, and AE on the commu-
nity’s Flood Insurance Rate Map not in-
cluding recreational vehicle storage lots
shall either:
i. Be on the site for fewer than one
hundred eighty (180) consecutive
days;
ii. Be fully licensed and ready for
highway use, on its wheels or jacking
system, is attached to the site only by
quick disconnect type utilities and se-
curity devices, and has no perma-
nently attached additions; or
iii. Meet the requirements of sub-
section I3b of this Section and the el-
evation and anchoring requirements
for manufactured homes.
4. Additional Restrictions within Flood-
ways: Located within areas of special flood
hazard established in subsection I1b of this
Section, Flood Hazards: Mapping and Docu-
mentation, are areas designated as flood-
ways. Since the floodway is an extremely
4-3-050I
3 - 20.5 (Revised 6/05)
hazardous area due to the velocity of flood
waters which carry debris, potential projec-
tiles, and erosion potential, the following pro-
visions apply:
a. Increase in Flood Levels Prohib-
ited: Encroachments, including fill, new
construction, substantial improvements,
and other development are prohibited un-
less certification by a registered profes-
sional engineer demonstrates through
hydrologic and hydraulic analyses per-
formed in accordance with standard engi-
neering practice that:
i. Encroachments shall not result in
any increase in flood levels during
the occurrence of the base flood dis-
charge; and
ii. There are no adverse impacts to
the subject property or abutting or
adjacent properties; and
iii. There are no higher flood eleva-
tions upstream; and
iv. The impact due to floodway en-
croachment shall be analyzed using
future land use condition flows.
b. Residential Construction in
Floodways: Construction or reconstruc-
tion of residential structures is prohibited
within designated floodways, except for:
i. Repairs, reconstruction, or im-
provements to a structure which do
not increase the ground floor area;
and
ii. Repairs, reconstruction or im-
provements to a structure, the cost of
which does not exceed fifty percent
(50%) of the market value of the
structure either: (a) before the repair,
reconstruction, or improvement is
started; or (b) if the structure has
been damaged, and is being re-
stored, before the damage occurred.
Work done on structures to comply
with existing health, sanitary, or
safety codes or to structures identi-
fied as historic places may be ex-
cluded in the fifty percent (50%).
c. Compliance Requirements: If sub-
sections I4a and I4b of this Section are
satisfied, all new construction and sub-
stantial improvements shall comply with
all applicable flood hazard reduction pro-
visions of this Section.
5. Critical Facility: Construction of new
critical facilities shall be, to the extent possi-
ble, located outside the limits of the special
flood hazard area (SFHA) (one hundred
(100) year) floodplain. Construction of new
critical facilities shall be permissible within the
SFHA if no feasible alternative site is avail-
able. Critical facilities constructed within the
SFHA shall have the lowest floor elevated
three feet (3′) or more above the level of the
base flood elevation (one hundred (100)
year) at the site. Floodproofing and sealing
measures must be taken to ensure that toxic
substances will not be displaced by or re-
leased into flood waters. Access routes ele-
vated to or above the level of the base flood
elevation shall be provided to all critical facil-
ities to the extent possible.
6. Compensatory Storage:
a. Compensatory Storage Required:
Development proposals and other alter-
ations shall not reduce the effective base
flood storage volume of the floodplain. If
grading or other activity will reduce the
effective storage volume, compensatory
storage shall be created on the site or off
the site if legal arrangements can be
made to assure that the effective com-
pensatory storage volume will be pre-
served over time. Compensatory storage
shall be configured so as not to trap or
strand salmonids after flood waters re-
cede and may be configured to provide
salmonid habitat or high flow refuge
whenever suitable site conditions exist
and the configuration does not adversely
affect bank stability or existing habitat.
b. Additional Requirements –
Springbrook Creek: The higher of the
City hydrologic and hydraulic model re-
sults for the one hundred (100) year fu-
ture land use conveyance and storage
events shall be used by the City to deter-
mine the volume of compensatory stor-
age required for filling within the one
4-3-050J
(Revised 6/05)3 - 20.6
hundred (100) year flood zone of Spring-
brook Creek.
i. An exception to this requirement
shall apply where the Federal Emer-
gency Management Agency (FEMA)
defined one hundred (100) year flood
zone is lower than the City model re-
sults for the one hundred (100) year
future land use conveyance event.
ii. Under the exception, the lower
FEMA floodplain elevation shall be
used. The exception only applies for
the reach of Springbrook Creek be-
tween SW 43rd Street and Oakes-
dale Avenue near SW 41st Street.
c. Determining Finished Floor Eleva-
tions According to FEMA: Although
City model results will apply to compen-
satory storage requirements, the FEMA
one hundred (100) year flood plain eleva-
tions shall be used to establish building
finished floor elevations to comply with
other National Flood Insurance Program
requirements. (Amd. Ord. 4851,
8-7-2000; Ord. 5137, 4-25-2005)
J. GEOLOGIC HAZARDS:
1. Applicability: The geologic hazard regu-
lations apply to all nonexempt activities on
sites containing steep slopes, landslide haz-
ards, erosion hazards, seismic hazards, and/
or coal mine hazards classified below or on
sites within fifty feet (50′) of steep slopes,
landslide hazards, erosion hazards, seismic
hazards, and/or coal mine hazards classified
below which are located on abutting or adja-
cent sites.
a. Steep Slopes:
i. Steep Slope Delineation Proce-
dure: The boundaries of a regulated
steep sensitive or protected slope
are determined to be in the location
identified on the City of Renton’s
Steep Slope Atlas. An applicant’s
qualified professional may substitute
boundaries independently derived
from survey data for the City’s con-
sideration in determining the bound-
aries of sensitive or protected steep
slopes. All topographic maps shall
utilize two foot (2′) contour intervals
or the standard utilized in the City of
Renton Steep Slope Atlas.
ii. Steep Slope Types:
(a) Sensitive slopes.
(b) Protected slopes.
b. Landslide Hazards:
i. Low Landslide Hazard (LL): Ar-
eas with slopes less than fifteen per-
cent (15%).
ii. Medium Landslide Hazard
(LM): Areas with slopes between fif-
teen percent (15%) and forty percent
(40%) and underlain by soils that
consist largely of sand, gravel or gla-
cial till.
iii. High Landslide Hazards (LH):
Areas with slopes greater than forty
percent (40%), and areas with slopes
between fifteen percent (15%) and
forty percent (40%) and underlain by
soils consisting largely of silt and
clay.
iv. Very High Landslide Hazards
(LV): Areas of known mappable land-
slide deposits.
c. Erosion Hazards:
i. Low Erosion Hazard (EL): Ar-
eas with soils characterized by the
Natural Resource Conservation Ser-
vice (formerly U.S. Soil Conservation
Service) as having slight or moderate
erosion potential, and that slope less
than fifteen percent (15%).
ii. High Erosion Hazard (EH): Ar-
eas with soils characterized by the
Natural Resource Conservation Ser-
vice (formerly U.S. Soil Conservation
Service) as having severe or very se-
vere erosion potential, and that slope
more steeply than fifteen percent
(15%).
4-3-050J
3 - 20.7 (Revised 6/05)
d. Seismic Hazards:
i. Low Seismic Hazard (SL): Ar-
eas underlain by dense soils or bed-
rock. These soils generally have site
coefficients of types S1 or S2, as de-
fined in the Uniform Building Code.
ii. High Seismic Hazard (SH): Ar-
eas underlain by soft or loose, satu-
rated soils. These soils generally
have site coefficients of types S3 or
S4, as defined in the Uniform Build-
ing Code.
e. Coal Mine Hazards:
i. Low Coal Mine Hazards (CL):
Areas with no known mine workings
and no predicted subsidence. While
no mines are known in these areas,
undocumented mining is known to
have occurred.
ii. Medium Coal Mine Hazards
(CM): Areas where mine workings
are deeper than two hundred feet
(200′) for steeply dipping seams, or
deeper than fifteen (15) times the
thickness of the seam or workings for
gently dipping seams. These areas
may be affected by subsidence.
iii. High Coal Mine Hazard (CH):
Areas with abandoned and improp-
erly sealed mine openings and areas
underlain by mine workings shal-
lower than two hundred feet (200′) in
depth for steeply dipping seams, or
shallower than fifteen (15) times the
thickness of the seam or workings for
gently dipping seams. These areas
may be affected by collapse or other
subsidence.
f. Volcanic Hazards: Volcanic hazard
areas are those areas subject to a poten-
tial for inundation from post lahar sedi-
mentation along the lower Green River
as identified in Plate II, Map D, in the re-
port U.S. Department of the Interior, U.S.
Geological Survey (Revised 1998), Vol-
cano Hazards from Mount Rainier, Wash-
ington. Open-File Report 98-428.
g. Mapping: Maps of steep slopes,
landslide, erosion, seismic, and coal
mine hazards are documented and in-
cluded in subsection Q of this Section,
Maps. The actual presence or absence of
the criteria listed above, as determined
by qualified professionals, shall govern
the treatment of an individual building site
or parcel of land requiring compliance
with these regulations.
h. Performance Standards: In addi-
tion to the general standards of subsec-
tion E of this Section, the following
performance standards, subsections J2
to J9 of this Section, apply to all regulated
geologic hazard areas, unless the sub-
section clearly identifies that the standard
applies only to a specific geologic hazard
category. Multiple performance stan-
dards may apply to a site feature, for ex-
ample steep slope, landslide and erosion
hazards, based upon overlapping classi-
fication systems.
2. Special Studies Required:
a. Whenever a proposed development
requires a development permit and a
geologic hazard is present on the site of
the proposed development or on abutting
or adjacent sites within fifty feet (50′) of
the subject site, geotechnical studies by
qualified professionals shall be required.
Specifically, geotechnical studies are re-
quired for developments proposed on
sites with any of the following geologic
hazards:
i. Sensitive and protected slopes;
ii. Medium, high, or very high land-
slide hazards;
iii. High erosion hazards;
iv. High seismic hazards;
v. Medium or high coal mine haz-
ards.
b. The required studies shall demon-
strate the following review criteria can be
met:
4-3-050J
(Revised 6/05)3 - 20.8
i. The proposal will not increase the
threat of the geological hazard to ad-
jacent properties beyond pre-devel-
opment conditions; and
ii. The proposal will not adversely
impact other critical areas; and
iii. The development can be safely
accommodated on the site.
c. A mitigation plan may be required by
the Responsible Official, consistent with
subsection F8 of this Section.
3. Independent Secondary Review: Inde-
pendent secondary review is required consis-
tent with subsection F7 of this Section.
4. Conditions of Approval: Conditions of
approval may modify the proposal, including,
but not limited to, construction techniques,
design, drainage, project size/configuration,
or seasonal constraints on development. Ad-
ditional possible conditions may be listed un-
der the performance standards for each
hazard type. Upon review of geotechnical
studies, the development permit shall be con-
ditioned to mitigate adverse environmental
impacts and to assure that the development
can be safely accommodated on the site and
is consistent with the purposes of this Sec-
tion. A mitigation plan may be required con-
sistent with subsection F8 of this Section.
5. Protected Slopes:
a. Prohibited Development: Develop-
ment is prohibited on protected slopes.
This restriction is not intended to prevent
the subdivision or development of prop-
erty that includes forty percent (40%) or
greater slopes on a portion of the site,
provided there is enough developable
area elsewhere to accommodate building
pads.
b. Exceptions through Modification:
Exceptions to the prohibition may be
granted for:
i. Filling against the toe of a natural
rock wall or rock wall, or protected
slope created through mineral and
natural resource recovery activities
or public or private road installation
or widening and related transporta-
tion improvements, railroad track in-
stallation or improvement, or public
or private utility installation activities
pursuant to subsection N2 of this
Section, Modifications.
ii. Grading to the extent that it elim-
inates all or portions of a mound or to
allow reconfiguration of protected
slopes created through mineral and
natural resource recovery activities
or public or private road installation
or widening and related transporta-
tion improvements, railroad track in-
stallation or improvement, or public
or private utility installation activities,
pursuant to subsection N2 of this
Section, Modifications.
c. Exceptions through Variance: Ex-
ceptions to the prohibition may be
granted for construction, reconstruction,
additions, and associated accessory
structures of a single family home on an
existing legal lot pursuant to a variance
as stated in RMC 4-9-250B1.
d. Exceptions through Waiver: Ex-
ceptions to the prohibition may be
granted for installation of public utilities
which are needed to protect slope stabil-
ity, and public road widening where all the
following provisions have been demon-
strated:
i. The utility or road improvement is
consistent with the Renton Compre-
hensive Plan, adopted utility plans,
and the Transportation Improvement
Program where applicable.
ii. Alternative locations have been
determined to be economically or
functionally infeasible.
iii. A geotechnical evaluation indi-
cates that the proposal will not in-
crease the risk of occurrence of a
geologic hazard, and measures are
identified to eliminate or reduce risks.
iv. The plan for the improvement is
based on consideration of the best
available science as described in
WAC 365-195-905; or where there is
4-3-050J
3 - 20.9 (Revised 6/05)
an absence of valid scientific infor-
mation, the steps in RMC 4-9-250F
are followed.
Where the excepted activities above
are allowed, the erosion control mea-
sures in subsection J6 of this Sec-
tion, Sensitive Slopes, Medium, High
and Very High Landslide Hazards,
and High Erosion Hazards, shall also
apply.
e. Native Growth Protection Areas –
Protected Slopes: Unless development
is allowed pursuant to subsections J5a
through J5d of this Section, protected
slopes shall be placed in a native growth
protection area pursuant to subsection
E4 of this Section, or dedicated to a con-
servation organization or land trust, or
similarly preserved through a permanent
protective mechanism acceptable to the
City.
f. Conditions of Approval: Based
upon the results of the geotechnical re-
port and independent review, conditions
of approval for developments on sites
which include steep slopes may include,
but are not limited to, vegetation en-
hancement, slope stabilization, buffer
zones, or other requirements. Mitigation
plans may be required consistent with
subsection F8 of this Section.
g. Coordination with Stream and
Lake Buffers: When a required stream/
lake buffer falls within a protected slope
area, the stream/lake buffer width shall
extend to the boundary of the protected
slope.
6. Sensitive Slopes – Medium, High and
Very High Landslide Hazards – High Ero-
sion Hazards: The following standards apply
to development on sensitive slopes, medium/
high/very high landslide hazard areas, and
high erosion hazard areas:
a. Erosion Control Plans: Develop-
ment applications shall submit erosion
control plans consistent with subsection
J2 of this Section, Special Studies Re-
quired, and chapter 4-8 RMC, Permits
and Appeals.
b. Conditions of Approval: The Re-
viewing Official may condition a develop-
ment proposal to achieve minimal site
erosion, including, but not limited to, tim-
ing of construction and vegetation stabili-
zation, sequencing or phasing of
construction, clearing and grading limits,
and other measures. Mitigation plans
may be required consistent with subsec-
tion F8 of this Section.
c. On-Site Inspections: During con-
struction, weekly on-site inspections shall
be required at the applicant’s expense.
Weekly reports documenting erosion
control measures shall be required.
7. Very High Landslide Hazards:
a. Prohibited Development: Develop-
ment shall not be permitted on land des-
ignated with very high landslide hazards,
except by variance, administered pursu-
ant to RMC 4-9-250B1, for construction
of a single family home on an existing le-
gal lot.
b. Buffer Requirement: A buffer of fifty
feet (50′) shall be established from the
top, toe and sides of a very high landslide
hazard area. The Department Adminis-
trator may increase or decrease the re-
quired buffer based upon the results of a
geotechnical report, and any increase or
decrease based upon the results of the
geotechnical study shall be documented
in writing and included with the project
approval.
i. The modified standard shall be
based on consideration of the best
available science as described in
WAC 365-195-905; or where there is
an absence of valid scientific infor-
mation, the steps in RMC 4-9-250F
shall be followed. Notification may be
required pursuant to subsection F8
of this Section.
ii. When a required stream/lake
buffer falls within a very high land-
slide hazard area or buffer, the
stream/lake buffer width shall extend
to the boundary of the very high land-
slide hazard buffer.
4-3-050J
(Revised 6/05)3 - 20.10
c. Native Growth Protection Area –
Very High Landslide Hazards: The
landslide hazard area shall be placed in a
native growth protection area pursuant to
subsection E4 of this Section, or dedi-
cated to a conservation organization or
land trust, or similarly preserved through
a permanent protective mechanism ac-
ceptable to the City. Based upon the re-
sults of the geotechnical study, the buffer
may be placed in a native growth protec-
tion area, or it may be designated as a
“no build” easement, or the area may be
designated, in part, a native growth pro-
tection area and, in part, a “no build”
easement.
8. Coal Mine Hazards:
a. Medium Hazard – Report Re-
quired: Reports consistent with subsec-
tion J2 of this Section, Special Studies
Required, and chapter 4-8 RMC, Permits
and Appeals, shall be prepared for devel-
opment proposed within medium coal
mine hazard areas and for development
proposed within two hundred feet (200′)
of a medium coal mine hazard area. An
applicant may request that the Depart-
ment Administrator waive the report re-
quirement pursuant to subsection D4b of
this Section, Review Authority – Geologic
Hazards, Habitat Conservation, Streams
and Lakes, and Wetlands, where it has
been determined through field documen-
tation that coal mine hazards are not
present.
b. High Hazard – Report Required:
Reports consistent with subsection J2 of
this Section, Special Studies Required,
and chapter 4-8 RMC, Permits and Ap-
peals, shall be prepared for development
proposed within high coal mine hazard
areas and for development proposed
within five hundred feet (500′) of a high
coal mine hazard area. An applicant may
request that the Department Administra-
tor waive the report requirement pursuant
to subsection D4b of this Section, Review
Authority – Geologic Hazards, Habitat
Conservation, Streams and Lakes, and
Wetlands, where it has been determined
through field documentation that coal
mine hazards are not present.
c. Conditions of Approval: Based
upon the results of studies prepared, the
City may condition approval of develop-
ment by requiring mitigation. Potential
mitigation may include, but is not limited
to, backfilling and sealing mine entries
and shafts, backfilling existing sinkholes,
removal or regrading or capping coal
mine waste dumps, limiting development
on portions of the site, or other measures
offering equal protection from the hazard.
A mitigation plan may be required consis-
tent with subsection F8 of this Section.
i. Additional Engineering Design
and Remediation Specifications:
After approval of the mitigation ap-
proach proposed as a result of sub-
section J8c of this Section, and prior
to construction, the applicant shall
complete engineering design draw-
ings and specifications for remedia-
tion. Upon approval of the plans and
specifications, the applicant shall
complete the remediation. Hazard
mitigation shall be performed by or
under the direction of a qualified en-
gineer or geologist. The applicant
shall document the hazard mitigation
by submitting as-builts and a remedi-
ation construction report.
d. Hazards Found during Construc-
tion: Any hazards found during any de-
velopment activities shall be immediately
reported to the Development Services Di-
vision. Any coal mine hazards shall be
mitigated prior to recommencing con-
struction based upon supplemental rec-
ommendations or reports by the
applicant’s geotechnical professional.
e. Construction in Areas with Com-
bustion: Construction shall not be per-
mitted where surface or subsurface
investigations indicate the possible pres-
ence of combustion in the underlying
seam or seams, unless the impact is ad-
equately mitigated in accordance with the
recommendations of the applicant’s geo-
technical professional.
9. Volcanic Hazards: Critical facilities on
sites containing areas susceptible to inunda-
tion due to volcanic hazards shall require an
evacuation and emergency management
4-3-050K
3 - 20.11 (Revised 6/05)
plan. The applicant for critical facilities shall
evaluate the risk of inundation or flooding re-
sulting from mudflows originating on Mount
Rainier in a geotechnical report, and identify
any engineering or other mitigation measures
as appropriate. Mitigation plans may be re-
quired consistent with subsection F8 of this
Section. (Amd. Ord. 4835, 8-7-2000; Ord.
4851, 8-7-2000; Ord. 4963, 5-13-2002; Ord.
5137, 4-25-2005)
K. HABITAT CONSERVATION:
1. Applicability: The habitat conservation
regulations apply to all nonexempt activities
on sites containing or abutting critical habitat
as classified below.
a. Critical Habitat: Critical habitats are
those habitat areas which meet any of the
following criteria:
i. Habitats associated with the doc-
umented presence of non-salmonid
(see subsection L1 of this Section
and RMC 4-3-090, Shoreline Master
Program Regulations, for salmonid
species) species proposed or listed
by the Federal government or State
of Washington as endangered,
threatened, candidate, sensitive,
monitor, or priority; and/or
ii. Category 1 wetlands (refer to
subsection M1 of this Section for
classification criteria).
b. Mapping:
i. Critical habitats are identified by
lists, categories and definitions of
species promulgated by the Wash-
ington State Department of Fish and
Wildlife (Non-game Data System
Special Animal Species) as identified
in WAC 232-12-011; in the Priority
Habitat and Species Program of the
Washington State Department of
Fish and Wildlife; or by rules and reg-
ulations adopted currently or hereaf-
ter by the U.S. Fish and Wildlife
Service.
ii. Referenced inventories and
maps are to be used as guides to the
general location and extent of critical
habitat. Critical habitat which is iden-
tified in subsection K1a of this Sec-
tion, but not shown on the referenced
inventories and maps, are presumed
to exist in the City and are also pro-
tected under all the provisions of this
Section.
iii. The actual presence or absence
of the criteria listed above, as deter-
mined by qualified professionals,
shall govern the treatment of an indi-
vidual building site or parcel of land
requiring compliance with these reg-
ulations.
c. Performance Standards: In addi-
tion to the general standards of subsec-
tion E of this Section, the following
performance standards, subsections K2
to K5 of this Section, apply to all non-ex-
empt activities on sites containing critical
habitat areas per subsection K1a of this
Section.
2. Habitat Assessment Required: Based
upon subsection K1 of this Section, Applica-
bility, the City shall require a habitat/wildlife
assessment for activities that are located
within or abutting a critical habitat, or that are
adjacent to a critical habitat, and have the po-
tential to significantly impact a critical habitat.
The assessment shall determine the extent,
function and value of the critical habitat and
potential for impacts and mitigation consis-
tent with report requirements in RMC
4-8-120D. In cases where a proposal is not
likely to significantly impact the critical habitat
and there is sufficient information to deter-
mine the effects of a proposal, an applicant
may request that this report be waived by the
Department Administrator in accordance with
subsection D4b of this Section.
3. Bald Eagle Habitat: Bald eagle habitat
shall be protected pursuant to the Washing-
ton State Bald Eagle Protection Rules (WAC
232-12-292).
4. Native Growth Protection Areas:
Based on the required habitat assessment,
the Reviewing Official may require critical
habitat areas and their associated buffers be
placed in a native growth protection area sub-
ject to the requirements of subsection E4 of
this Section, or dedicated to a conservation
4-3-050L
(Revised 6/05)3 - 20.12
organization or land trust, or similarly pre-
served through a permanent protective
mechanism acceptable to the City.
5. Alterations Require Mitigation: If alter-
ations to critical habitat/wildlife habitat or buff-
ers are proposed, mitigation shall be required
by the City. The applicant shall evaluate alter-
native methods of developing the property
using the following criteria in this order:
a. Avoid any disturbances to the
habitat.
b. Minimize any impacts to the hab-
itat.
c. Compensate for any habitat im-
pacts.
6. Mitigation Options: In addition to any
performance standards or mitigation required
by wetland regulations, additional mitigation
may be determined by the Reviewing Official
based upon the consultant report submitted
by the applicant, and/or peer review of the ap-
plicant’s consultant report by a qualified pro-
fessional selected by the City at the
applicant’s expense, and/or by information
from State or Federal agencies.
a. On-Site Mitigation: Mitigation shall
be provided on-site, unless on-site miti-
gation is not scientifically feasible due to
physical features of the property. The
burden of proof shall be on the applicant
to demonstrate that mitigation cannot be
provided on-site.
b. Off-Site Mitigation: When mitiga-
tion cannot be provided on-site, mitiga-
tion shall be provided in the immediate
vicinity of the permitted activity on prop-
erty owned or controlled by the applicant,
and identified as such through a recorded
document such as an easement or cove-
nant, provided such mitigation is benefi-
cial to the habitat area and associated
resources.
c. In-Kind Mitigation: In-kind mitiga-
tion shall be provided except when the
applicant demonstrates and the City con-
curs that greater functional and habitat
value can be achieved through out-of-
kind mitigation.
7. Mitigation Plan: Mitigation plans may be
required consistent with subsection F8 of this
Section. (Ord. 5137, 4-25-2005)
L. STREAMS AND LAKES:
1. Applicability/Lands to Which These
Regulations Apply: These stream and lake
regulations apply to sites containing all or
portions of Class 2 to 4 streams or lakes and/
or their buffers as described below. This sec-
tion does not apply to Class 1 waters which
are regulated by RMC 4-3-090, Shoreline
Master Program Regulations, or to Class 5
waters which are exempt. All other critical
area regulations, including, but not limited to,
flood hazard regulations and wetland regula-
tions, do apply to classified streams where
applicable.
a. Classification System: The follow-
ing classification system is hereby
adopted for the purposes of regulating
streams and lakes in the City. Stream and
lake buffer widths are based on the fol-
lowing rating system:
i. Class 1: Class 1 waters are pe-
rennial salmonid-bearing waters
which are classified by the City and
State as Shorelines of the State.
ii. Class 2: Class 2 waters are pe-
rennial or intermittent salmonid-bear-
ing waters which meet one or more of
the following criteria:
(a) Mapped on Figure Q4,
Renton Water Class Map, as
Class 2; and/or
(b) Historically and/or currently
known to support salmonids, in-
cluding resident trout, at any
stage in the species lifecycle;
and/or
(c) Is a water body (e.g., pond,
lake) between one half (0.5) acre
and twenty (20) acres in size.
iii. Class 3: Class 3 waters are
non-salmonid-bearing perennial wa-
ters during years of normal rainfall,
and/or mapped on Figure Q4,
4-3-050L
3 - 20.13 (Revised 6/05)
Renton Water Class Map, as Class
3.
iv. Class 4: Class 4 waters are
non-salmonid-bearing intermittent
waters during years of normal rain-
fall, and/or mapped on Figure Q4,
Renton Water Class Map, as Class
4.
v. Class 5: Class 5 waters are non-
regulated non-salmonid-bearing wa-
ters which meet one or more of the
following criteria:
(a) Flow within an artificially
constructed channel where no
naturally defined channel had
previously existed; and/or
(b) Are a surficially isolated wa-
ter body less than one-half (0.5)
acre (e.g., pond) not meeting the
criteria for a wetland as defined
in subsection M of this Section.
b. Measurement:
i. Stream/Lake Boundary: The
boundary of a stream or lake shall be
considered to be its ordinary high wa-
ter mark (OHWM). The OHWM shall
be flagged in the field by a qualified
consultant when any study is re-
quired pursuant to subsection L of
this Section.
ii. Buffer: The boundary of a buffer
shall extend beyond the boundaries
of the stream or lake to the width ap-
plicable to the stream/lake class as
noted in Subsection L5 of this Sec-
tion, Stream/Lake Buffer Width Re-
quirements. Where streams enter or
exit pipes, the buffer in this subsec-
tion L1b(ii) shall be measured per-
pendicular to the ordinary high water
mark from the end of the pipe along
the open channel section of the
stream.
Figure 4-3-050L1b(ii). Buffer mea-
surement at pipe opening.
c. Maps and Inventory:
i. Mapped Streams and Lakes:
The approximate location and extent
of Class 2 to 4 water bodies within
the City limits are indicated on a map
in subsection Q of this Section,
Maps. The map is to be used as a
guide to the general location and ex-
tent of streams. Specific locations
and extents will be determined by the
City based upon field review and ap-
plicant-funded studies prepared pur-
suant to subsection L3 of this
Section.
ii. Reclassification: Where there
is a conflict between the Renton Wa-
ter Class Map in Subsection Q and
the criteria in subsection L1a of this
Section, the criteria in subsection
L1a of this Section shall govern. The
reclassification of a water body to a
lower class (i.e. 2 to 3, or 3 to 4, etc.)
requires administrator acceptance of
a supplemental stream or lake study,
followed by a legislative amendment
to the map in subsection Q of this
Section prior to its effect.
iii. Unmapped Streams and
Lakes: Streams and lakes which are
defined in subsection L1a of this Sec-
tion, Classification System, but not
shown on the Renton Water Class
Map in subsection Q of this Section,
are presumed to exist in the City and
are regulated by all the provisions of
this Section. If the water body is un-
mapped according to the City of
Renton’s Water Class Map (refer to
subsection Q of this Section), and:
90°
4-3-050L
(Revised 6/05)3 - 20.14
(a) The width of the stream
channel averages less than two
feet (2′) at the ordinary high wa-
ter mark; or
(b) The stream channel has an
average gradient of greater than
twenty percent (20%); or
(c) The channel or water body
is upstream of an existing, en-
during, and complete barrier to
salmonid migration, as inter-
preted in subsection L1c(iv) of
this Section, or as shown on the
City of Renton’s Salmonid Migra-
tion Barrier Map, and the chan-
nel or water body contains water
only intermittently upstream of
the barrier during years of nor-
mal rainfall; or
(d) The water body is isolated
from any connected stream and/
or wetland; or
(e) The water body is less than
one-half (0.5) acre in size and
connected to a stream meeting
the criteria noted in subsections
L1c(iii)(a) through (c) of this Sec-
tion;
Then the water body is consid-
ered non-salmonid-bearing and
water class would be assessed
based upon the non-salmonid-
bearing waters criteria in subsec-
tions L1a(iii) through (v) of this
section. However, If none of the
conditions above apply, then the
water body is considered Salmo-
nid-Bearing – Class 2. Classifi-
cation of an unmapped stream or
lake is effective upon expiration
of the fourteen (14) day appeal
period following the Administra-
tor’s determination, and the map
in subsection Q of this Section
shall be amended consistent
with Administrator determina-
tions at the next appropriate
amendment cycle.
iv. Salmonid Migration Barriers:
For purposes of classifying or reclas-
sifying water bodies, features deter-
mined by the Administrator to be
salmonid migration barriers per defi-
nition in RMC 4-11-190 shall be
mapped. The Administrator shall pre-
pare and update the map as appro-
priate and maintain a copy in the
Planning/Building/Public Works Cus-
tomer Service Area.
v. Experts or State Agency May
Be Required or Consulted: The
City may require an applicant to re-
tain an expert or to consult the Wash-
ington Department of Fish and
Wildlife to assess salmonid-bearing
status of the channel in question and
prepare a report to the City detailing
the facts and conclusion of their anal-
ysis.
vi. Criteria to Govern: The actual
presence or absence of the stream
and lake criteria listed in this subsec-
tion L, as determined by qualified
professionals, shall govern the treat-
ment of an individual building site or
parcel of land requiring compliance
with these regulations.
2. Applicability – Activities to Which
This Section Applies: This Section applies
to all non-exempt activities on sites contain-
ing Class 2 to 4 streams or lakes and their as-
sociated buffers.
3. Studies Required:
a. When Standard Stream or Lake
Study Is Required: The applicant shall
be required to conduct a standard stream
or lake study per RMC 4-8-120 if a site
contains a water body or buffer area or
the project area is within one hundred
feet (100′) of a water body even if the wa-
ter body is not located on the subject
property.
b. When Supplemental Stream or
Lake Study is Required: The applicant
shall be required to conduct a supple-
mental stream or lake study per RMC
4-8-120 if a site contains a water body or
buffer area and changes to buffer re-
quirements or alterations of the water
body or its associated buffer are pro-
4-3-050L
3 - 20.15 (Revised 6/05)
posed, either administratively or via a
variance request.
c. When Stream or Lake Mitigation
Plan is Required: The applicant shall be
required to conduct a stream or lake mit-
igation plan per RMC 4-8-120 if impacts
are identified within a supplemental
stream or lake study. The approval of the
stream or lake mitigation plan by the Ad-
ministrator shall be based on the criteria
located in subsection L3c(ii) of this Sec-
tion.
i. Timing of Mitigation Plan – Fi-
nal Submittal and Commence-
ment: When a stream or lake
mitigation plan is required, the appli-
cant shall submit a final mitigation
plan for the approval of the Adminis-
trator prior to the issuance of building
or construction permits, whichever
comes first. The applicant shall re-
ceive written approval of the final mit-
igation plan prior to commencement
of any mitigation activity.
ii. Criteria for Approval of Stream
or Lake Mitigation Plan for Alter-
ations of Streams and Lakes or
Associated Buffers: In order to ap-
prove a stream or lake mitigation
plan the Administrator shall find that
the plan demonstrates compliance
with the following criteria:
(a) Mitigation Location: Miti-
gation location shall follow the
preferences in subsections
L3c(ii)(a)(1) to (4) of this Section.
Basins and subbasins are indi-
cated in subsection Q of this
Section, Maps:
(1) On-Site Mitigation: On-
site mitigation is required unless
the Reviewing Official finds that
on-site mitigation is not feasible
or desirable;
(2) Off-Site Mitigation within
Same Drainage Subbasin as
Subject Site: Off-site mitigation
may be allowed when located
within the same drainage subba-
sin as the subject site and if it
achieves equal or improved eco-
logical functions over mitigation
on the subject site;
(3) Off-Site Mitigation within
Same Drainage Basin within
City Limits: Off-site mitigation
may be allowed when located
within the same drainage basin
within the Renton City limits if it
achieves equal or improved eco-
logical functions within the City
over mitigation within the same
drainage subbasin as the
project;
(4) Off-Site Mitigation within
the Same Drainage Basin Out-
side the City Limits: Off-site
mitigation may be allowed when
located within the same drainage
basin outside the Renton City
limits if it achieves equal or im-
proved ecological functions over
mitigation within the same drain-
age basin within the Renton City
limits and it meets City goals.
(b) Mitigation Type: Types of
mitigation shall follow the prefer-
ences in subsections
L3c(ii)(b)(1) to (4) of this Section:
(1) Daylighting (returning to
open channel) of streams or re-
moval of manmade salmonid mi-
gration barriers;
(2) Removal of impervious sur-
faces in buffer areas and im-
proved biological function of the
buffer;
(3) In-stream or in-lake mitiga-
tion as part of an approved wa-
tershed basin restoration project;
(4) Other mitigation suitable for
site and water body conditions
that meet all other provisions for
a mitigation plan.
In all cases, mitigation shall pro-
vide for equivalent or greater bio-
logical functions per subsection
L3c(ii)(e) of this Section.
4-3-050L
(Revised 6/05)3 - 20.16
(c) Contiguous Corridors:
Mitigation sites shall be located
to preserve or achieve contigu-
ous riparian or wildlife corridors
to minimize the isolating effects
of development on habitat areas,
so long as mitigation of aquatic
habitat is located within the same
aquatic ecosystem as the area
disturbed; and
(d) Non-Indigenous Species:
Wildlife or fish species not indig-
enous to the region shall not be
introduced into a riparian mitiga-
tion area unless authorized by a
State or Federal permit or ap-
proval. Plantings shall be consis-
tent with subsection L6c of this
Section; and
(e) Equivalent or Greater Bio-
logical Functions: The Admin-
istrator shall utilize the report
“City of Renton Best Available
Science Literature Review and
Stream Buffer Recommenda-
tions” by AC Kindig & Company
and Cedarock Consultants,
dated February 27, 2003, unless
superseded with a City-adopted
study, to determine the existing
or potential ecological function of
the stream or lake or riparian
habitat that is being affected. Mit-
igation shall address each func-
tion affected by the alteration.
Mitigation to compensate alter-
ations to stream/lake areas and
associated buffers shall achieve
equivalent or greater biologic
and hydrologic functions and
shall include mitigation for ad-
verse impacts upstream or
downstream of the development
proposal site. No net loss of ri-
parian habitat or water body
function shall be demonstrated;
and
(f) Minimum Mitigation Plan
Performance Standards: See
Subsection F8 of this Section.
(g) Additional Conditions of
Approval: The Administrator
shall condition approvals of ac-
tivities allowed within or abutting
a stream/lake or its buffers, as
necessary to minimize or miti-
gate any potential adverse im-
pacts. Conditions may include,
but are not limited to, the follow-
ing:
(1) Preservation of critically im-
portant vegetation and/or habitat
features such as snags and
downed wood;
(2) Limitation of access to the
habitat area, including fencing to
deter unauthorized access;
(3) Seasonal restriction of con-
struction activities; and
(4) Establishment of a duration
and timetable for periodic review
of mitigation activities.
(h) Based on Best Available
Science: The applicant shall
demonstrate that the mitigation
is based on consideration of the
best available science as de-
scribed in WAC 365-195-905; or
where there is an absence of
valid scientific information, the
steps in RMC 4-9-250F are fol-
lowed.
iii. Performance Surety: The Ad-
ministrator shall require a perfor-
mance surety to ensure completion
and success of proposed mitigation,
per subsection G of this Section and
RMC 4-1-230.
iv. Alternative Mitigation: The
mitigation requirements set forth in
this subsection L3 may be modified
at the Administrator’s discretion if the
applicant demonstrates that im-
proved habitat functions, on a per
function basis, can be obtained in the
affected sub-drainage basin as a re-
sult of alternative mitigation mea-
sures.
4-3-050L
3 - 20.17 (Revised 6/05)
d. Studies Waived:
i. Standard Stream or Lake
Study: May only be waived by the
Administrator when the applicant
provides satisfactory evidence that:
(a) A road, building or other
barrier exists between the water
body and the proposed activity,
or
(b) The water body or required
buffer area does not intrude on
the applicant’s lot, and based on
evidence submitted, the pro-
posal will not result in significant
adverse impacts to nearby water
bodies regulated under this Sec-
tion; or
(c) Applicable data and analy-
sis appropriate to the proposed
project exists and an additional
study is not necessary.
ii. Supplemental Stream or Lake
Study: May only be waived by the
Administrator when:
(a) No alterations or changes
to the stream or lake, or its stan-
dard buffer are proposed; or
(b) Applicable data and analy-
sis appropriate to the proposed
project exists and an additional
report is not necessary.
iii. Stream or Lake Mitigation
Plan: May only be waived when no
impacts have been identified through
a supplemental stream or lake study.
e. Period of Validity for Studies As-
sociated with This Section: Studies
submitted and reviewed are valid for five
(5) years from date of study completion
unless the Administrator determines that
conditions have changed significantly.
4. General Standards for Class 2 to 4 Wa-
ters:
a. Disturbance Prohibited: Streams
and lakes and their buffer areas shall be
undisturbed, except where the buffer is to
be enhanced, or where exemptions al-
lowed in subsection C of this Section are
conducted, or where allowed to be al-
tered in accordance with subsections L5,
L7 and L8 of this Section. Where water
body or buffer disturbance has occurred
in accordance with exemption or devel-
opment permit approval during construc-
tion or other activities, revegetation with
native vegetation shall be required.
b. No Net Loss: There shall be no net
loss of riparian area or shoreline ecologi-
cal function resulting from any activity or
land use occurring within the regulated
buffer area.
5. Stream/Lake Buffer Width Require-
ments:
a. Buffers and Setbacks:
i. Minimum Stream/Lake Buffer
Widths: The minimum width of the
required buffers shall be based upon
the water body class.
(a) Class 2: one hundred feet
(100′).
(b) Class 3: seventy five feet
(75′).
(c) Class 4: thirty five feet
(35′).
ii. Piped or Culverted Streams:
(a) Building structures over a
natural stream located in an un-
derground pipe or culvert except
as may be granted by a variance
in RMC 4-9-250 is prohibited.
Transportation or utility cross-
ings or other alterations pursuant
to subsection L8 of this Section
are allowed. Pavement over a
pre-existing piped stream is al-
lowed. Relocation of the piped
stream system around structures
is allowed. If structure locations
are proposed to be changed or
the piped stream is being relo-
cated around buildings, a hydro-
logic and hydraulic analysis of
4-3-050L
(Revised 6/05)3 - 20.18
existing piped stream systems
will be required for any develop-
ment project site that contains a
piped stream to ensure it is sized
to convey the one hundred (100)
year runoff level from the total
upstream tributary area based
on future land use conditions.
(b) No buffers are required
along segments of piped or cul-
verted streams. The City shall re-
quire easements and setbacks
from pipes or culverts consistent
with stormwater requirements in
RMC 4-6-030 and the adopted
drainage manual.
b. Increased Buffer Width:
i. Areas of High Blow-down Po-
tential: Where the stream/lake buffer
is in an area of high blow-down po-
tential as identified by a qualified pro-
fessional, the buffer width may be
expanded an additional fifty feet (50′)
on the windward side by the Respon-
sible Official. Notifications may be re-
quired per subsection F8 of this
Section.
ii. Buffers Falling Within Pro-
tected Slope or Very High Land-
slide Area: When the required
stream/lake buffer falls within a pro-
tected slope or very high landslide
hazard area or buffer, the stream/
lake buffer width shall extend to the
boundary of the protected slope or
the very high landslide hazard buffer.
Notifications may be required per
subsection F8 of this Section.
c. Reduction of Buffer Width:
i. Authority: Based upon an appli-
cant’s request, and the acceptance
of a supplemental stream or lake
study, the Administrator may ap-
prove a reduction in the minimum
buffer widths where the applicant can
demonstrate compliance with sub-
sections L5c(iv)(a), (c), (d), (e) and (f)
of this Section and any mitigation re-
quirements as a result of subsection
L3c(ii) of this Section; or compliance
with subsections L5c(iv)(b), (c), (d),
(e), and (f) of this Section and any
mitigation requirements as a result of
subsection L3c(ii) of this Section.
ii. Minimum Buffer Width Permis-
sible by Administrator: An en-
hanced buffer shall not be less than
the widths specified below for re-
duced buffers.
(a) Class 2: seventy five feet
(75′).
(b) Class 3: fifty feet (50′).
(c) Class 4: twenty five feet
(25′).
(d) Sites Separated from
Stream or Lake: As determined
by the Administrator, for develop-
ment proposed on sites sepa-
rated from the stream or lake by
pre-existing, intervening, and
lawfully created structures,
roads, bulkheads/hard structural
stabilization, or other substantial
existing improvements. For the
purposes of this Section, the in-
tervening lots/parcels, roads,
bulkheads/hard structural stabili-
zation, or other substantial im-
provements shall be found to:
(1) Separate the subject up-
land property from the water
body due to their height or width;
and
(2) Substantially prevent or im-
pair delivery of most riparian
functions from the subject upland
property to the water body.
The buffer width established
shall reflect the riparian functions
that can be delivered to the regu-
lated stream.
Greater buffer width reductions
than listed in subsections
L5c(ii)(a) through (c) of this Sec-
tion require review as a variance
per subsection N3 of this Section
and RMC 4-9-250B. Where a
4-3-050L
3 - 20.19 (Revised 6/05)
Class 2 or 3 stream is daylighted,
greater buffer reductions may be
allowed by modification in sub-
section N2 of this Section.
iii. Procedure: Such determination
and evidence shall be included in the
application file. Public notification
shall be given as follows:
(a) For applications that are not
subject to notices of application
per chapter 4-8 RMC, notice of
the buffer determination shall be
given by posting the site and no-
tifying parties of record, if any, in
accordance with chapter 4-8
RMC.
(b) For applications that are
subject to notices of application,
the buffer determination or re-
quest for determination shall be
included with notice of applica-
tion. Upon determination, notifi-
cation of parties of record, if any,
shall be made.
iv. Criteria for Approval of Re-
duced Buffer Width: The following
criteria in subsections L5c(iv)(a) and
(c) through (f), or criteria (iv)(b)
through (f) of this Section shall be
met:
(a) Buffer Condition: Either
subsection (1) and (3) through
(5) shall be met or subsection (2)
through (5) shall be met:
(1) The buffer area land is ex-
tensively vegetated with native
species, including trees and
shrubs, and has less than five
percent (5%) non-native invasive
species cover, and has less than
fifteen percent (15%) slopes; or
(2) The buffer can be en-
hanced with native vegetation
and removal of non-native spe-
cies per criteria in subsection
L5c(iv)(c) of this Section, and
has less than fifteen percent
(15%) slopes; and
(3) The width reduction will not
reduce stream or lake functions,
including those of anadromous
fish or nonfish habitat; and
(4) The width reduction will not
degrade riparian habitat; and
(5) No direct or indirect, short-
term or long-term, adverse im-
pacts to regulated water bodies,
as determined by the City, will re-
sult from a regulated activity. The
City’s determination shall be
based on specific site studies by
recognized experts, pursuant to
subsection F3 of this section and
RMC 4-8-120; or
(b) The proposal includes day-
lighting of a stream, or removal
of legally installed, as deter-
mined by the Administrator,
salmonid passage barriers; and
(c) The project includes a
buffer enhancement plan using
native vegetation and substanti-
ates that the enhanced area will
be equal to or improve the func-
tional attributes of the buffer; or
in the case of existing developed
sites where a natural buffer is not
possible, the proposal includes
on- or off-site riparian/lakeshore
or aquatic enhancement propor-
tionate to its project specific or
cumulative impact on shoreline
ecological functions; and
(d) The proposal will result in,
at minimum, no net loss of
stream/lake/riparian ecological
function; and
(e) The proposal does not re-
sult in increased flood hazard
risk; and
(f) The proposed buffer stan-
dard is based on consideration of
the best available science as de-
scribed in WAC 365-195-905; or
where there is an absence of
valid scientific information, the
4-3-050L
(Revised 6/05)3 - 20.20
steps in RMC 4-9-250F are fol-
lowed.
d. Averaging of Buffer Width:
i. Authority: Based upon an appli-
cant’s request, and the acceptance
of a supplemental stream or lake
study, the Administrator may ap-
prove buffer width averaging.
ii. Minimum Averaged Buffer
Widths: In no instance shall the
buffer width be less than:
(a) Class 2: fifty feet (50′).
(b) Class 3: thirty seven and
one-half feet (37.5′).
(c) Class 4: twenty five feet
(25′).
Greater buffer width reductions
than listed in subsections
L5(d)(iii)(a) through (c) of this
Section require review as a vari-
ance per subsection N3 of this
Section and RMC 4-9-250B.
iii. Criteria for Approval: Buffer
width averaging may be allowed by
the Administrator only where the ap-
plicant demonstrates all of the follow-
ing:
(a) The water body and associ-
ated riparian area contains varia-
tions in ecological sensitivity or
there are existing physical im-
provements in or near the water
body and associated riparian
area; and
(b) Buffer width averaging will
result in no net loss of stream/
lake/riparian ecological function;
and
(c) The total area contained
within the buffer after averaging
is no less than that contained
within the required standard
buffer width prior to averaging;
and
(d) The proposed buffer stan-
dard is based on consideration of
the best available science as de-
scribed in WAC 365-195-905; or
where there is an absence of
valid scientific information, the
steps in RMC 4-9-250F are fol-
lowed.
iv. Buffer Enhancement May be
Required: Where the buffer width is
reduced by averaging per this sub-
section, buffer enhancement shall be
required where appropriate to site
conditions, habitat sensitivity, and
proposed land development charac-
teristics.
v. Notification: Notification may be
required consistent with subsection
F8 of this Section.
6. Stream or Lake Buffer Use Restric-
tions and Maintenance: Any activity or pro-
posal subject to this subsection L shall
comply with the following standards within re-
quired buffer areas:
a. Preservation of Native Vegetation:
Existing native vegetation shall be pre-
served to the extent possible, preferably
in consolidated areas.
b. Revegetation Required: Where wa-
ter body buffer disturbance has occurred
in accordance with exemption or devel-
opment permit approval or other activi-
ties, revegetation with native vegetation
shall be required.
c. Use of Native Species: When
revegetation is required, native species,
or other appropriate species naturalized
to the Puget Sound region and approved
by the Reviewing Official, shall be used.
A variety of species shall be used which
serve as food or shelter from climatic ex-
tremes and predators, and as structure
and cover for reproduction and rearing of
young.
d. Removal of Noxious Species:
When required as a condition of ap-
proval, noxious or undesirable species of
plants shall be removed or controlled so
as to not compete with native vegetation.
4-3-050L
3 - 20.21 (Revised 6/05)
e. Impervious Surface Restrictions:
Where impervious surfaces exist in buffer
areas, such impervious surfaces shall not
be increased or expanded within the
buffer area. The extent of impervious sur-
faces within the buffer area may only be
rearranged if the reconfiguration of im-
pervious surfaces and restoration of prior
surfaced areas is part of an enhance-
ment proposal that improves ecological
function of the area protected by the
buffer.
7. Criteria for Permit Approval – Class 2
to 4: Permit approval by the Reviewing Offi-
cial for projects on or near regulated water
bodies shall be granted only if the approval is
consistent with the provisions of this subsec-
tion L, and complies with the following:
a. Creation of Native Growth Protec-
tion Areas Required: As a condition of
any approval for any development permit
issued pursuant to this Section, the prop-
erty owner shall be required to create a
native growth protection area containing
the stream/lake area and associated
buffers based upon field investigations
performed pursuant to subsection E4 of
this Section; and
b. At least one of the following condi-
tions must apply:
i. A proposed action meets the
standard provisions of this Section
and results in no net loss of regulated
riparian area or shoreline ecological
function in the drainage basin where
the site is located; or
ii. A proposed action meets alterna-
tive administrative standards pursu-
ant to this Section and the proposed
activity results in no net loss of regu-
lated riparian area or shoreline eco-
logical function in the drainage basin
where the site is located; or
iii. A variance process is success-
fully completed and the proposed ac-
tivity results in no net loss of
regulated riparian area or shoreline
ecological function in the drainage
basin where the site is located.
8. Alterations Within Streams and Lakes
or Associated Buffers.
a. Transportation Crossings:
i. Criteria for Administrative Ap-
proval of Transportation Cross-
ings in Stream/Lake or Buffer
Areas: Construction of vehicular or
non-vehicular transportation cross-
ings may be permitted in accordance
with an approved supplemental
stream/lake study subject to the fol-
lowing criteria:
(a) The proposed route is de-
termined to have the least impact
on the environment, while meet-
ing City Comprehensive Plan
Transportation Element require-
ments and standards in RMC
4-6-060; and
(b) The crossing minimizes in-
terruption of downstream move-
ment of wood and gravel; and
(c) Transportation facilities in
buffer areas shall not run parallel
to the water body; and
(d) Crossings occur as near to
perpendicular with the water
body as possible; and
(e) Crossings are designed ac-
cording to the Washington De-
partment of Fish and Wildlife
Fish Passage Design at Road
Culverts, 1999, and the National
Marine Fisheries Service Guide-
lines for Salmonid Passage at
Stream Crossings, 2000, as may
be updated, or equivalent manu-
als as determined by the Re-
sponsible Official; and
(f) Seasonal work windows are
determined and made a condi-
tion of approval; and
(g) Mitigation criteria of sub-
section L3c(ii) of this Section are
met.
4-3-050L
(Revised 6/05)3 - 20.22
b. Alterations of Streams and Lakes
or Associated Buffers – Utilities:
i. Criteria for Administrative Ap-
proval of Utilities in Stream/Lake
or Buffer: New utility lines and facili-
ties may be permitted to cross water
bodies in accordance with an ap-
proved supplemental stream/lake
study, if they comply with the follow-
ing criteria:
(a) Fish and wildlife habitat ar-
eas shall be avoided to the max-
imum extent possible; and
(b) The utility is designed con-
sistent with one or more of the
following methods:
(1) Installation shall be accom-
plished by boring beneath the
scour depth and hyporheic zone
of the water body and channel
migration zone; or
(2) The utilities shall cross at
an angle greater than sixty (60)
degrees to the centerline of the
channel in streams or perpendic-
ular to the channel centerline; or
(3) Crossings shall be con-
tained within the footprint of an
existing road or utility crossing;
and
(c) New utility routes shall
avoid paralleling the stream or
following a down-valley course
near the channel; and
(d) The utility installation shall
not increase or decrease the nat-
ural rate of shore migration or
channel migration; and
(e) Seasonal work windows are
determined and made a condi-
tion of approval; and
(f) Mitigation criteria of subsec-
tion L3c(ii) of this Section are
met.
c. Alterations of Streams and Lakes
or Associated Buffers – In-Water
Structures and In-Water Work:
i. Administrative Approval of In-
Water Structures or In-Water
Work: In accordance with an ap-
proved supplemental stream or lake
study, in-water structures or work
may be permitted, subject to the fol-
lowing: In-stream structures, such
as, but not limited to, high flow by-
passes, sediment ponds, in-stream
ponds, retention and detention facili-
ties, tide gates, dams, and weirs,
shall be allowed as part of an ap-
proved watershed basin restoration
project approved by the City of
Renton, and in accordance with miti-
gation criteria of subsection L3c(ii) of
this Section. The applicant will obtain
and comply with State or Federal per-
mits and requirements.
d. Alterations of Streams and Lakes
or Associated Buffers – Dredging.
i. Administrative Approval of
Dredging: Dredging may be permit-
ted only when:
(a) Dredging is necessary for
flood hazard reduction purposes,
if a definite flood hazard would
exist unless dredging were per-
mitted; or
(b) Dredging is necessary to
correct problems of material dis-
tribution and water quality, when
such problems are adversely af-
fecting aquatic life; or
(c) Dredging is associated with
a stream habitat enhancement or
creation project not otherwise
exempt in subsection C of this
Section; or
(d) Dredging is necessary to
protect public facilities; or
(e) Dredging is required as a
maintenance and operation con-
dition of a federally funded flood
4-3-050L
3 - 20.23 (Revised 6/05)
hazard reduction project or a
hazard mitigation project; and
(f) Applicable mitigation criteria
of subsection L3c(ii) of this Sec-
tion are met.
e. Alterations of Streams and Lakes
or Associated Buffers – Stream Relo-
cation:
i. Administrative Approval of
Stream Relocation: Stream reloca-
tion may be allowed when analyzed
in an accepted supplemental stream
or lake assessment, and when the
following criteria and conditions are
met:
(a) Criteria: Stream relocation
may only be permitted if associ-
ated with:
(1) A public flood hazard reduc-
tion/habitat enhancement project
approved by appropriate State
and/or Federal agencies; or
(2) Expansion of public road or
other public facility improve-
ments where no feasible alterna-
tive exists; or
(3) A public or private proposal
restoring a water body and re-
sulting in a net benefit to on- or
off-site habitat and species.
(b) Additional Conditions:
The following conditions also ap-
ply to any stream relocation pro-
posal meeting one or more of the
above criteria:
(1) Buffer widths shall be
based upon the new stream lo-
cation; provided, that the buffer
widths may be reduced or aver-
aged if meeting criteria of sub-
section L5c or L5d of this Section
or subsection L8e(i)(b)(2) of this
Section. Where minimum re-
quired buffer widths are not fea-
sible for stream relocation
proposals that are the result of
activities pursuant to criteria in
subsections L8e(i)(a)(1) and (2)
of this Section, other equivalent
on- or off-site compensation to
achieve no-net-loss of riparian
function is provided;
(2) When Class 4 streams are
proposed for relocation due to
expansions of public roads or
other public facility improve-
ments per subsection
L8e(i)(a)(2) of this Section, the
buffer area between the facility
and the relocated stream shall
not be less than the width prior to
the relocation. The provided
buffer between the facility and
the relocated stream shall be en-
hanced or improved to provide
appropriate function given the
class and condition of the
stream; or if there is no buffer
currently, other equivalent on- or
off-site compensation to achieve
no net loss of riparian function is
provided.
(3) Applicable mitigation criteria
of subsection L3c(ii) of this Sec-
tion must be met.
(4) Proper notifications and
records must be made of stream
relocations, per subsection D3b
of this Section, Information to be
Obtained and Maintained, and
subsection D3c of this Section,
Alterations of Watercourses, in
cases where the stream/lake is
subject to flood hazard regula-
tions of this Section, as well as
subsection F8 of this Section if
neighboring properties are im-
pacted.
f. Alterations – Single Family Home –
Existing Legal Lot: If criteria to reduce
or average a buffer cannot be met, con-
struction, reconstruction, additions, and
associated accessory structures of a sin-
gle family home on an existing legal lot
may be allowed to intrude into a buffer
pursuant to a variance as stated in RMC
4-9-250B1.
4-3-050M
(Revised 6/05)3 - 20.24
g. Alterations – Other: Proposed al-
terations of a stream or lake or associ-
ated buffer not addressed by subsections
L8a to L8f of this Section require a vari-
ance pursuant to RMC 4-9-250B in order
to be conducted.
h. When Variance Is Required: If the
proposed alteration applicable to Sub-
sections L8a to L8g of this Section does
not meet the above criteria, it shall re-
quire a variance per subsection N3 of this
Section and RMC 4-9-250B in order to be
conducted.
9. Incentives for Restoration of Streams
Located in an Underground Pipe or Cul-
vert: Daylighting of culverted watercourses
should be encouraged and allowed with the
following incentives:
a. Modified Standards:
i. Residential Zones: Setbacks,
lot width and lot depth standards of
chapter 4-2 RMC may be reduced by
the Reviewing Official without re-
quirement of a variance for lots that
abut the daylighted watercourse to
accommodate the same number of
lots as if the watercourse were not
daylighted.
ii. Mixed Use, Commercial, and
Industrial Zones:
(a) Where greater lot coverage
allowances are provided for
structured parking in chapter 4-2
RMC, lot coverage may be in-
creased to the limit allowed for
structured parking if instead a
stream is daylighted. The in-
crease in impervious surface al-
lowed shall be equal to the area
of stream restoration.
(b) Density bonuses may be al-
lowed pursuant to RMC 4-9-065
where specified.
b. Standard buffers may be reduced per
subsection L5c of this Section. If reduced
buffers in subsection L5c of this Section
along with other development standards
of the zone would not allow the same de-
velopment level as without the water-
course daylighting, a modification may be
requested as in subsection N of this Sec-
tion.
c. When designed consistent with the
City’s flood regulations in subsection I6 of
this Section, portions of the daylighted
stream/created buffer may be considered
part of compensatory storage in flood
hazard areas.
d. Stream relocation is permitted sub-
ject to subsection L8 of this Section.
(Ord. 5137, 4-25-2005)
M. WETLANDS:
1. Applicability: The wetland regulations
apply to sites containing or abutting wetlands
as described below. Category 3 wetlands,
less than two thousand two hundred (2,200)
square feet in area, are exempt from these
regulations if they meet exemption criteria in
subsection C of this Section.
a. Classification System: The follow-
ing classification system is hereby
adopted for the purposes of regulating
wetlands in the City. Wetlands buffer
widths, replacement ratios and avoid-
ance criteria shall be based on the follow-
ing rating system:
i. Category 1: Category 1 wetlands
are wetlands which meet one or
more of the following criteria:
(a) The presence of species
listed by Federal or State govern-
ment as endangered or threat-
ened, or the presence of
essential habitat for those spe-
cies; and/or
(b) Wetlands having forty per-
cent (40%) to sixty percent
(60%) permanent open water (in
dispersed patches or otherwise)
with two (2) or more vegetation
classes; and/or
(c) Wetlands equal to or
greater than ten (10) acres in
size and having three (3) or more
4-3-050M
3 - 20.25 (Revised 6/05)
vegetation classes, one of which
is open water; and/or
(d) The presence of plant asso-
ciations of infrequent occur-
rence; or at the geographic limits
of their occurrence; and/or
ii. Category 2: Category 2 wet-
lands are wetlands which meet one
or more of the following criteria:
(a) Wetlands that are not Cate-
gory 1 or 3 wetlands; and/or
(b) Wetlands that have heron
rookeries or osprey nests, but
are not Category 1 wetlands;
and/or
(c) Wetlands of any size lo-
cated at the headwaters of a wa-
tercourse, i.e., a wetland with a
perennial or seasonal outflow
channel, but with no defined in-
fluent channel, but are not Cate-
gory 1 wetlands; and/or
(d) Wetlands having minimum
existing evidence of human-re-
lated physical alteration such as
diking, ditching or channeliza-
tion; and/or
iii. Category 3: Category 3 wet-
lands are wetlands which meet one
or more of the following criteria:
(a) Wetlands that are severely
disturbed. Severely disturbed
wetlands are wetlands which
meet the following criteria:
(1) Are characterized by hydro-
logic isolation, human-related
hydrologic alterations such as
diking, ditching, channelization
and/or outlet modification; and
(2) Have soils alterations such
as the presence of fill, soil re-
moval and/or compaction of
soils; and
(3) May have altered vegeta-
tion.
(b) Wetlands that are newly
emerging. Newly emerging wet-
lands are:
(1) Wetlands occurring on top
of fill materials; and
(2) Characterized by emergent
vegetation, low plant species
richness and used minimally by
wildlife. These wetlands are gen-
erally found in the areas such as
the Green River Valley and Black
River Drainage Basin.
(c) All other wetlands not clas-
sified as Category 1 or 2 such as
smaller, high quality wetlands.
b. Maps and Inventory:
i. The approximate location and ex-
tent of wetlands in the City is dis-
played in subsection Q of this
Section, Maps. The map is to be
used as a guide to the general loca-
tion and extent of wetlands.
ii. Wetlands which are defined in
subsection M1a of this Section, Clas-
sification System, but not shown on
the Renton Wetlands Map Inventory,
are presumed to exist in the City and
are also protected under all the provi-
sions of this Section.
iii. The actual presence or absence
of the wetland criteria listed above,
as determined by qualified profes-
sionals, shall govern the treatment of
an individual building site or parcel of
land requiring compliance with these
regulations.
c. Delineation of Wetland Edge: For
the purpose of regulation, the wetland
edge should be delineated pursuant to
subsection M4 of this Section.
d. Regulated and Nonregulated Wet-
lands: Refer to subsection M1a and M1e
of this Section for applicability thresholds
for regulatory and nonregulatory wet-
lands.
4-3-050M
(Revised 6/05)3 - 20.26
e. Performance Standards: In addi-
tion to general standards of subsection E
of this Section, the following performance
standards apply to all regulated wet-
lands.
i. Regulated and Nonregulated
Wetlands – General: Wetlands cre-
ated or restored as a part of a mitiga-
tion project are regulated wetlands.
Regulated wetlands do not include
those artificial wetlands intentionally
created from nonwetland sites for
purposes other than wetland mitiga-
tion, including, but not limited to, irri-
gation and drainage ditches, grass-
lined swales, canals, detention facili-
ties, wastewater treatment facilities,
farm pond, and landscape amenities,
or those wetlands created after July
1, 1990, that were unintentionally
created as a result of the construc-
tion of a road, street, or highway. The
Department Administrator shall de-
termine that a wetland is not regu-
lated on the basis of photographs,
statements, and other evidence.
ii. Nonregulated Category 3 Wet-
lands: Based upon an applicant re-
quest, the Department Administrator
may determine that Category 3 wet-
lands are not considered regulated
wetlands, if the applicant demon-
strates the following criteria are met:
(a) The wetland formed on top
of fill legally placed on a prop-
erty; and
(b) The wetland hydrology is
solely provided by the compac-
tion of the soil and fill material;
and
(c) The U.S. Army Corps of En-
gineers has determined that they
will not take jurisdiction over the
wetland.
2. General Standards for Permit Ap-
proval: Permit approval by the Reviewing Of-
ficial for projects involving regulated wetlands
or wetland buffers shall be granted only if the
approval is consistent with the provisions of
this Section. Additionally, approvals shall only
be granted if:
a. A proposed action avoids adverse
impacts to regulated wetlands or their
buffers or takes affirmative and appropri-
ate measures to minimize and compen-
sate for unavoidable impacts; and
b. The proposed activity results in no
net loss of regulated wetland area, value,
or function in the drainage basin where
the wetland is located; or
c. A variance process is successfully
completed to determine conditions for
permitting of activity requested including
measures to reduce impacts as appropri-
ate.
3. Study Required:
a. When Study Is Required: Wetland
assessments are required as follows:
i. Wetland Classification: The ap-
plicant shall be required to conduct a
study to determine the classification
of the wetland if the subject property
or project area is within one hundred
feet (100′) of a wetland even if the
wetland is not located on the subject
property but it is determined that al-
terations of the subject property are
likely to impact the wetland in ques-
tion or its buffer. If there is a potential
Category 1 or 2 wetland within three
hundred feet (300′) of a proposal, the
City may require an applicant to con-
duct a study even if the wetland is not
located on the subject property but it
is determined that alterations of the
subject property are likely to impact
the wetland in question or its buffer.
ii. Wetland Delineation: A wetland
delineation is required for any portion
of a wetland on the subject property
that will be impacted by the permitted
activities.
b. Study Waived: The wetland assess-
ment shall be waived by the Department
Administrator when the applicant pro-
vides satisfactory evidence that a road,
building or other barrier exists between
4-3-050M
3 - 20.27 (Revised 6/05)
the wetland and the proposed activity, or
when the buffer area needed or required
will not intrude on the applicant’s lot, or
when applicable data and analysis ap-
propriate to the project proposed exists
and an additional report is not necessary.
4. Delineation of Regulatory Edge of
Wetlands:
a. Methodology: For the purpose of
regulation, the exact location of the wet-
land edge shall be determined by the
wetlands specialist hired at the expense
of the applicant through the performance
of a field investigation using the proce-
dures provided in the following manual:
Washington State Wetlands Identification
and Delineation Manual, Washington
State Department of Ecology, March
1997, Ecology Publication No. 96-94.
b. Delineations – Open Water: Where
wetlands are contiguous with areas of
open freshwater, streams, or rivers, the
delineation shall be consistent with the
Washington State Wetlands Rating Sys-
tem: Western Washington, Second Edi-
tion, Washington State Department of
Ecology, August 1993, Publication No.
93-74, Appendix 5, or another accepted
Federal or State methodology, subject to
City review.
c. Adjustments to Delineation by
City: Where the applicant has provided a
delineation of the wetland edge, the City
shall review and may render adjustments
to the edge delineation. In the event the
adjusted edge delineation is contested by
the applicant, the City shall, at the appli-
cant’s expense, obtain the services of an
additional qualified wetlands specialist to
review the original study and render a fi-
nal delineation.
d. Period of Validity for Wetland De-
lineation:
i. Within City Limits: A final wet-
land delineation, for properties within
the city limits at the time the delinea-
tion was prepared, is valid for five (5)
years, unless the Administrator de-
termines that conditions have
changed.
ii. Outside City Limits: The period
of validity of wetland delineations for
properties, which were unincorpo-
rated at the time of the delineation,
will be determined by the Administra-
tor. Following a review of a wetland
delineation prepared for an unincor-
porated property, since annexed into
the City, the Administrator may re-
quire adjustments be made to the
study or a new study prepared, per
subsection M4 of this Section, Delin-
eation of Regulatory Edge of Wet-
lands.
5. Determination of Wetland Classifica-
tion: Wetland studies shall determine the ap-
propriate wetland classification according to
subsection M1 of this Section, Wetlands. The
City may accept a dual wetland classification
for a wetland exhibiting a combination of Cat-
egory 1 and 2 features or a combination of
Category 1 and 3 features. The City will not
accept a dual rating for a Category 2 wetland,
such as a combined Category 2 and 3 rating.
Dual ratings for a Category 1 wetland shall be
consistent with the Washington State Wet-
lands Rating System: Western Washington,
Second Edition, Washington State Depart-
ment of Ecology, August 1993, Publication
No. 93-74 or as thereafter amended or up-
dated.
6. Wetland Buffers:
a. Buffers Required:
i. Wetland buffer zones shall be re-
quired of all proposed regulated ac-
tivities abutting regulated wetlands.
ii. Any wetland created, restored, or
enhanced in conjunction with cre-
ation or restoration as compensation
for approved wetland alterations
shall include the standard buffer re-
quired for the class of the wetland be-
ing replaced.
iii. All required wetland buffer
zones shall be retained in their natu-
ral condition. Category 3 wetland
buffers of twenty five feet (25′) re-
quire the buffers be fully vegetated
with native species or restored; oth-
erwise increased buffer widths to
4-3-050M
(Revised 6/05)3 - 20.28
protect functions and values may be
required.
iv. Where buffer disturbance has
occurred during construction or other
activities, revegetation with native
vegetation may be required.
b. Measurement of Buffers: All buff-
ers shall be measured from the wetland
boundary as surveyed in the field pursu-
ant to the requirements of subsection
M4a of this Section, Methodology.
c. Standard Buffer Zone Widths:
i. The width of the required wetland
buffer zone shall be determined ac-
cording to the wetland category. The
buffer zone required for all regulated
wetlands is determined by the classi-
fication of the wetland. If standard
buffer widths cannot be met, and
buffer reductions per subsection M6e
of this Section and buffer averaging
per subsection M6f of this Section
cannot be accomplished, a variance
to buffer requirements may be re-
quested per subsection N of this Sec-
tion, Alternates, Modifications and
Variances, and RMC 4-9-250B, Vari-
ance Procedures. If the criteria in
subsection M6d of this Section are
met, standard buffers may be in-
creased.
ii. To protect the buffer functions,
the Reviewing Official shall condition
permits as appropriate to the nature
of the development. Conditions of
approval may include, but are not
limited to, the following:
(a) Fencing pursuant to sub-
section E4e of this Section, plant
materials, and signage pursuant
to subsection E4f of this Section,
to limit pet and human distur-
bance;
(b) Directing lights from build-
ings or parking areas, or noise-
generating activities, away from
the wetland;
(c) Implementing water quality
treatment measures required in
RMC 4-6-030, Drainage (Sur-
face Water) Standards;
(d) Avoidance of buffer distur-
bance and retention of the buffer
in a natural condition consistent
with subsection M6a of this Sec-
tion.
d. Increased Wetland Buffer Zone
Width: Each applicant shall document in
required wetland assessments whether
the criteria in subsections M6d(i) through
(iv) of this Section are or are not met and
increased wetland buffers are warranted.
Based on the applicant’s report or third
party review, the Responsible Official
may require increased standard buffer
zone widths in unique cases, i.e., endan-
gered species, very fragile areas, when a
larger buffer is necessary to protect wet-
lands functions and values. Such deter-
mination shall be attached as a condition
of project approval. Analysis shall be pre-
pared as directed in subsection M6d(v) of
this section, and notification shall be
given pursuant to criteria in subsection
M6d(vi) of this Section.
i. The wetland is used by species
listed by the Federal or the State gov-
ernment as threatened, endangered
and sensitive species and State-
listed priority species, essential habi-
tat for those species or has unusual
nesting or resting sites such as heron
rookeries or raptor nesting trees or
evidence thereof; or
ii. The subject property, or nearby
lands to which the subject property
drains in route to a wetland, are sus-
ceptible to severe erosion, and ero-
sion control measures will not
effectively prevent adverse wetland
impacts; or
iii. The subject property or nearby
lands to which the subject property
Wetland Category Standard Buffer
Category 1 100 feet
Category 2 50 feet
Category 3 25 feet
4-3-050M
3 - 20.29 (Revised 6/05)
drains in route to a wetland have min-
imal vegetative cover or slopes
greater than fifteen percent (15%)
and conditions cannot be restored to
prevent adverse wetland impacts; or
iv. Wetland-dependent wildlife spe-
cies are observed to be present in
the wetland, and may require larger
buffers based upon the evaluation in
subsection M6d(v) of this Section;
and
v. For proposals meeting any of the
criteria in subsections M6d(i) to (iv) of
this Section, buffers are established
using a site specific evaluation and
documentation of buffer adequacy
based upon The Science of Wetland
Buffers and Its Implications for the
Management of Wetlands, McMillan
2000, Wetlands in Washington State
Volume 2: Guidance for Protecting
and Managing Wetlands, Appendix
8C (Hruby, et al., 2005), or similar ap-
proaches; and
vi. Notification is given consistent
with subsection F8 of this Section.
e. Reduction of Buffer Width: Based
upon an applicant’s request, the Adminis-
trator may approve a reduction in the
standard wetland buffer zone widths on a
case-by-case basis for Class 1 and 2
wetlands where the applicant can dem-
onstrate compliance with subsections
M6e(i) and (iii) or (ii) and (iii) of this Sec-
tion. Such determination and evidence
shall be included in the application file
and public notification shall be given in
accordance with M6e(iv) of this Section.
Conditions may be applied in accordance
with subsection M6e(v) of this Section.
i. The buffer area land is exten-
sively vegetated and has less than
fifteen percent (15%) slopes and no
direct or indirect, short-term or long-
term, adverse impacts to regulated
wetlands, as determined by the City,
will result from a regulated activity.
The City’s determination shall be
based on specific site studies by rec-
ognized experts. The City may re-
quire long-term monitoring of the
project and subsequent corrective
actions if adverse impacts to regu-
lated wetlands are discovered; or
ii. The project includes a buffer en-
hancement plan using native vegeta-
tion and substantiates that the
enhanced buffer will be equal to or
improve the functional attributes of
the buffer. An enhanced buffer shall
not result in greater than a twenty five
percent (25%) reduction in the buffer
width. Greater buffer width reduc-
tions require review as a variance per
subsection N3 of this Section.
iii. The proposal shall rely upon a
site specific evaluation and docu-
mentation of buffer adequacy based
upon The Science of Wetland Buffers
and Its Implications for the Manage-
ment of Wetlands, McMillan 2000, or
similar approaches. The proposed
buffer standard is based on consider-
ation of the best available science as
described in WAC 365-195-905; or
where there is an absence of valid
scientific information, the steps in
RMC 4-9-250F are followed.
iv. Public notification of the buffer
reduction determination shall be
given as follows:
(a) For applications that are not
subject to notices of application
per chapter 4-8 RMC, notice of
the buffer determination shall be
given by posting the site and no-
tifying parties of record, if any, in
accordance with chapter 4-8
RMC.
(b) For applications that are
subject to notices of application,
the buffer determination or re-
quest for determination shall be
included with notice of applica-
tion. Upon determination, notifi-
cation of parties of record, if any,
shall be made.
v. The Reviewing Official shall ap-
ply conditions of approval equivalent
or greater than those identified in
subsection M6c(ii) of this Section to
4-3-050M
(Revised 6/05)3 - 20.30
ensure that the reduced buffer width
protects the functions and values of
the associated wetlands.
f. Averaging of Buffer Width: Stan-
dard wetland buffer zones may be modi-
fied by averaging buffer widths. Upon
applicant request, wetland buffer width
averaging may be allowed by the Depart-
ment Administrator only where the appli-
cant demonstrates all of the following:
i. That the wetland contains varia-
tions in ecological sensitivity or there
are existing physical improvements
in or near the wetland and buffer; and
ii. That width averaging will not ad-
versely impact the wetland function
and values; and
iii. That the total area contained
within the wetland buffer after aver-
aging is no less than that contained
within the required standard buffer
prior to averaging; and
iv. A site specific evaluation and
documentation of buffer adequacy
based upon The Science of Wetland
Buffers and Its Implications for the
Management of Wetlands, McMillan
2000, or similar approaches have
been conducted. The proposed
buffer standard is based on consider-
ation of the best available science as
described in WAC 365-195-905; or
where there is an absence of valid
scientific information, the steps in
RMC 4-9-250F are followed.
v. In no instance shall the buffer
width be reduced by more than fifty
percent (50%) of the standard buffer
or be less than twenty five feet (25′)
wide. Greater buffer width reductions
require review as a variance per sub-
section N3 of this Section and RMC
4-9-250B; and
vi. Buffer enhancement in the ar-
eas where the buffer is reduced shall
be required on a case-by-case basis
where appropriate to site conditions,
wetland sensitivity, and proposed
land development characteristics.
vii. Notification may be required
pursuant to subsection F8 of this
Section.
7. Wetlands – Native Growth Protection
Areas: As a condition of any approval issued
pursuant to this Section for any development
permit, the property owner shall be required
to create a separate native growth protection
area containing the areas determined to be
wetland and/or wetland buffer in field investi-
gations performed pursuant to subsection M4
of this Section, Delineation of Regulatory
Edge of Wetlands, and subsection M5 of this
Section, Determination of Wetland Classifica-
tion. Native growth protection areas shall be
established pursuant to subsection E4 of this
Section.
8. Wetland Changes – Alternative Meth-
ods of Development: If wetland changes
are proposed for a non-exempt activity, the
applicant shall evaluate alternative methods
of developing the property using the following
criteria in this order and provide reasons why
a less intrusive method of development is not
feasible. In determining whether to grant per-
mit approval per subsection M2 of this Sec-
tion, General Standards for Permit Approval,
the Reviewing Official shall make a determi-
nation as to whether the feasibility of less in-
trusive methods of development have been
adequately evaluated and that less intrusive
methods of development are not feasible:
a. Avoid any disturbances to the wet-
land or buffer;
b. Minimize any wetland or buffer im-
pacts;
c. Restore any wetlands or buffer im-
pacted or lost temporarily; and
d. Compensate for any permanent wet-
land or buffer impacts by one of the fol-
lowing methods:
i. Restoring a former wetland and
provide buffers at a site once exhibit-
ing wetland characteristics to com-
pensate for wetlands lost;
ii. Creating new wetlands and buff-
ers for those lost; and
4-3-050M
3 - 20.31 (Revised 6/05)
iii. In addition to restoring or creat-
ing a wetland, enhancing an existing
degraded wetland to compensate for
lost functions and values.
9. Compensating for Wetlands Impacts:
a. Goal: The overall goal of any com-
pensatory project shall be no net loss of
wetland function and acreage and to
strive for a net resource gain in wetlands
over present conditions. The concept of
“no net loss” means to create, restore
and/or enhance a wetland so that there is
no reduction to total wetland acreage
and/or function.
b. Plan Requirements: The applicant
shall develop a plan that provides for land
acquisition, construction, maintenance
and monitoring of replacement wetlands
that recreate as nearly as possible the
wetland being replaced in terms of acre-
age, function, geographic location and
setting, and that are equal to or larger
than the original wetlands.
c. Plan Performance Standards:
Compensatory mitigation shall follow an
approved mitigation plan pursuant to
subsections M8 to M10 of this Section
and shall meet the minimum perfor-
mance standards in subsection F8 of this
Section.
d. Acceptable Mitigation – Perma-
nent Wetland Impacts: Any person who
alters regulated wetlands shall restore or
create equivalent areas or greater areas
of wetlands than those altered in order to
compensate for wetland losses. En-
hancement of wetlands may be provided
as mitigation if it is conducted in conjunc-
tion with mitigation proposed to create or
restore a wetland in order to maintain “no
net loss” of wetland acreage. Subsec-
tions M10 through M12 provide further
detail on wetland restoration, creation,
and enhancement.
e. Restoration, Creation, or Com-
bined Enhancement Required – Com-
pensation for Permanent Wetland
Impacts: As a condition of any permit al-
lowing alteration of wetlands and/or wet-
land buffers, or as an enforcement
action, the City shall require that the ap-
plicant engage in the restoration or cre-
ation of wetlands and their buffers (or
funding of these activities) in order to off-
set the impacts resulting from the appli-
cant’s or violator’s actions. Enhancement
in conjunction with restoration or creation
may be allowed in order to offset the im-
pacts resulting from an applicant’s ac-
tions. Enhancement is not allowed as
compensation for a violator’s actions.
f. Compensating for Temporary Wet-
land Impacts: Where wetland distur-
bance has occurred during construction
or other activities, see subsection C5f(ii)
of this Section.
g. Mitigation Bank Agreement – Gla-
cier Park Company: Pursuant to the
Wetland Mitigation Bank Agreement be-
tween the City and the Glacier Park Com-
pany, King County recording number
9206241805, wetland alteration and wet-
land mitigation shall be conducted in ac-
cordance with the agreement.
10. Wetland Compensation – Restora-
tion, Creation, and Enhancement: The ap-
plicant may propose a mitigation approach
that includes restoration or creation solely or
combines restoration or creation with en-
hancement. The City may require one mitiga-
tion approach in favor of another if it is
determined that:
a. There is a greater probability of suc-
cess in ensuring no net loss of wetlands
acreage, functions, and values; and
b. The mitigation approach can be ac-
complished on-site rather than off-site.
11. Wetlands Creation and Restoration:
a. Creation or Restoration Propos-
als: Any applicant proposing to alter wet-
lands may propose to restore wetlands or
create new wetlands, with priority first for
on-site restoration or creation and then
second, within the drainage basin, in or-
der to compensate for wetland losses.
Restoration activities must include restor-
ing lost hydrologic, water quality and bio-
logic functions.
4-3-050M
(Revised 6/05)3 - 20.32
b. Compliance with Goals: Applicants
proposing to restore or create wetlands
shall identify how the restoration or cre-
ation plan conforms to the purposes and
requirements of this Section and estab-
lished regional goals of no net loss of
wetlands.
c. Category: Where feasible, created
or restored wetlands shall be a higher
category than the altered wetland. In no
cases shall they be lower, except as fol-
lows: For impacts to Category 1 shrub-
scrub and emergent wetlands, if it is in-
feasible to create or restore a site to be-
come a Category 1 wetland, the
Administrator may allow for creation/res-
toration of high quality Category 2 wet-
lands at one hundred fifty percent (150%)
of the normally required creation/replace-
ment ratios of Category 1 shrub-scrub or
emergent wetlands, within the basin.
d. Design Criteria: Requirements for
wetland restoration or creation as com-
pensation areas shall be determined ac-
cording to the function, acreage, type and
location of the wetland being replaced.
Compensation requirements should also
consider time factors, the ability of the
project to be self-sustaining and the pro-
jected success based on similar projects.
Wetland functions and values shall be
calculated using the best professional
judgment of a qualified wetland ecologist
using the best available techniques. Mul-
tiple or cooperative compensation
projects may be proposed for one project
in order to best achieve the goal of no net
loss. Restoration or creation must be
within the same drainage basin.
e. Acreage Replacement Ratio: The
ratios listed in subsection M11e(i) of this
Section, Ratios for Wetlands Creation or
Restoration, apply to all Category 1, 2, or
3 wetlands for restoration or creation
which is in-kind, on- or off-site, timed prior
to alteration, and has a high probability of
success. The required ratio must be
based on the wetland category and type
that require replacement. Ratios are de-
termined by the probability of recreating
successfully the wetland and the inability
of guarantees of functionality, longevity,
and duplication of type and/or functions.
i. RATIOS FOR WETLANDS CREATION OR RESTORATION:
Wetland Category Vegetation Type Creation/Restoration Ratio
Category 1
Forested
Scrub-shrub
Emergent
6 times the area altered.
3 times the area altered.
2 times the area altered.
Category 2
Forested
Scrub-shrub
Emergent
3 times the area altered.
2 times the area altered.
1.5 times the area altered.
Category 3
Forested
Scrub-shrub
Emergent
1.5 times the area altered.
1.5 times the area altered.
1.5 times the area altered.
4-3-050M
3 - 20.33 (Revised 6/05)
f. Increased Creation/Restoration/
Replacement Ratios: The Reviewing
Official may increase the ratios under the
following circumstances: uncertainty as
to the probable success of the proposed
restoration or creation; significant period
of time between destruction and replica-
tion of wetland functions; projected
losses in functional value; or off-site com-
pensation. The requirement for an in-
creased replacement ratio will be
determined through SEPA review, except
in the case of remedial actions resulting
from illegal alterations where the Admin-
istrator or Environmental Review Com-
mittee may require increased wetland
replacement ratios.
g. Decreased Creation/Restoration/
Replacement Ratios:
i. Category 1: The Reviewing Offi-
cial may decrease the ratios for Cat-
egory 1 forested and scrub-shrub
wetlands to 2.0 times the area al-
tered, and to 1.5 times the area al-
tered for emergent wetlands,
provided the applicant has success-
fully replaced the wetland prior to its
filling and has shown that the re-
placement is successfully estab-
lished for five (5) years.
ii. Category 2: The Reviewing Offi-
cial may decrease the ratios for Cat-
egory 2 forested and scrub-shrub
wetlands to 1.5 times the area al-
tered provided the applicant has suc-
cessfully replaced the wetland prior
to its filling and has shown that the
replacement is successfully estab-
lished for two (2) years. Ratios for
Category 2 emergent wetlands may
be reduced to 1.25 times the area al-
tered provided the applicant has suc-
cessfully replaced the wetland prior
to its filling and has shown that the
replacement is successfully estab-
lished for two (2) years.
iii. Category 3:
(1) The Reviewing Official may
decrease the ratios for Category
3 emergent wetlands to 1.0 times
the area altered provided the ap-
plicant has successfully replaced
the wetland prior to its filling and
has shown that the replacement
is successfully established for
twelve (12) months. Ratios for
Category 3 scrub-shrub and for-
ested wetlands may be reduced
to 1.25 times the area altered
provided the applicant has suc-
cessfully replaced the wetland
prior to its filling and has shown
that the replacement is success-
fully established for two (2)
years.
(2) If the applicant can aggre-
gate two (2) or more Category 3
wetlands, each less than ten
thousand (10,000) square feet,
into one wetland, the replace-
ment ratio shall be reduced to
1:1. If the combined wetland
would be rated as a Category 2
wetland as a result of the combi-
nation, the buffer requirement
may be reduced to twenty five
feet (25′) minimum provided the
buffer is enhanced.
h. Category 3 Replacement Option:
The applicant, at his/her expense, may
select to use accepted Federal or State
methods to establish the functions and
values for the Category 3 wetland being
replaced in lieu of replacement by acre-
age only. A third party review, funded by
the applicant, and hired and managed by
the City, shall review and verify the re-
ports. Dependent upon the results of the
functions and values evaluation, a Cate-
gory 3 wetland may be replaced by as-
suring that all the functions and values
are replaced in another location, within
the same basin.
i. Minimum Restoration/Creation Ra-
tio: Unless allowed by subsection M11g
of this Section, restoration or creation ra-
tios may only be reduced by modification
or variance pursuant to subsection N of
this Section, Alternates, Modifications
and Variances, and RMC 4-9-250B, Vari-
ance Procedures, and RMC 4-9-250D,
Modification Procedures. In order to
maintain no net loss of wetland acreage,
in no case shall the restoration or cre-
4-3-050M
(Revised 6/05)3 - 20.34
ation ratio be less than 1:1. This mini-
mum ratio may not be modified through
the modification or variance process.
12. Wetland Enhancement:
a. Enhancement Proposals – Com-
bined with Restoration and Creation:
Any applicant proposing to alter wetlands
may propose to enhance an existing de-
graded wetland, in conjunction with res-
toration or creation of a wetland in order
to compensate for wetland losses. Wet-
land enhancement shall not be allowed
as compensation if it is not accomplished
in conjunction with a proposal to restore
or create a wetland.
b. Evaluation Criteria: A wetland en-
hancement compensation project may be
approved by the Reviewing Official; pro-
vided, that enhancement for one function
will not degrade another function unless
the enhancement would provide a higher
functioning wetland with greater or multi-
ple environmental benefits. For example,
an enhancement may degrade habitat for
one wildlife species but overall it may re-
sult in a wetland that provides higher
function to a wider variety of wildlife spe-
cies. Wetland function assessment shall
be conducted in conformance with ac-
cepted Federal or State methodologies.
c. Wetlands Chosen for Enhance-
ment: An applicant proposing to alter
wetlands may propose to enhance an ex-
isting Category 2 or 3 wetland. Existing
Category 1 wetlands shall not be en-
hanced to compensate for wetland alter-
ation unless the wetland selected for
enhancement is a Category 1 wetland
only by virtue of its acreage and three (3)
vegetation classes, where the existing
vegetation is characterized partly or
wholly by invasive wetland species.
d. Mitigation Ratios: Wetland alter-
ations shall be created, restored and en-
hanced using the formulas in subsection
M12d(i), Ratios for Wetland Restoration
or Creation plus Enhancement. The fol-
lowing is an example of use of the formu-
las below:
If one acre of Category 2, forested wet-
land, were proposed to be removed, the
creation/replacement ratio (subsection
M11e(i) of this Section) requires that
three (3) acres of forested Category 2
wetland be restored or created; if wetland
enhancement were proposed (subsec-
tion M12d(i) of this Section) for the Cate-
gory 2, forested wetland, 1.5 acres of
forested Category 2 wetland would have
to be created/restored and two (2) acres
of forested Category 2 wetland en-
hanced, possibly in a different part of the
same wetland.
i. RATIOS FOR WETLAND RESTORATION OR CREATION PLUS ENHANCEMENT
Wetland Category Vegetation Type Restoration or Creation Ratio Enhancement Ratio
Category 1
Forested
Scrub-shrub
Emergent
3 times the area altered
1.5 times the area altered
1 times the area altered
plus
plus
plus
3.5 times the area altered
2 times the area altered
1.5 times the area altered
Category 2
Forested
Scrub-shrub
Emergent
1.5 times the area altered
1 times the area altered
1 times the area altered
plus
plus
plus
2 times the area altered
1.5 times the area altered
1 times the area altered
Category 3
Forested
Scrub-shrub
Emergent
1 times the area altered
1 times the area altered
1 times the area altered
plus
plus
plus
1 times the area altered
1 times the area altered
1 times the area altered
4-3-050M
3 - 20.35 (Revised 6/05)
e. Ratio Modification and Minimum
Restoration/Creation Ratio:
i. An applicant may propose an in-
creased creation or restoration ratio
and a decreased enhancement ratio
if the total combined ratio is main-
tained overall. Restoration/creation
or enhancement ratios shown in sub-
section M12d of this Section may
only be reduced by modification or
variance pursuant to subsection N3
of this Section, Alternatives, Modifi-
cations and Variances, and RMC
4-9-250B, Variance Procedures, and
RMC 4-9-250D, Modification Proce-
dures. In order to maintain no net
loss of wetland acreage, in no case
shall the restoration or creation ratio
be less than 1:1. This minimum ratio
may not be modified through the vari-
ance process.
ii. The Reviewing Official may in-
crease the ratios under the following
circumstances: uncertainty as to the
probable success of the proposed
restoration or creation or enhance-
ment proposal; significant period of
time between destruction and repli-
cation of wetland functions; projected
losses in functional value; or off-site
compensation. The requirement for
an increased mitigation ratio will be
determined through SEPA review,
except in the case of remedial ac-
tions resulting from illegal alterations
where the Administrator or Environ-
mental Review Committee may re-
quire increased mitigation ratios.
13. Out-of-Kind Replacement: Out-of-
kind replacement may be used in place of in-
kind compensation only where the applicant
can demonstrate to the satisfaction of the Re-
viewing Official that:
a. The wetland system is already signif-
icantly degraded and out-of-kind replace-
ment will result in a wetland with greater
functional value; or
b. Scientific problems such as exotic
vegetation and changes in watershed hy-
drology make implementation of in-kind
compensation impossible or unaccept-
able; or
c. Out-of-kind replacement will best
meet identified regional goals (e.g., re-
placement of historically diminished wet-
land types).
14. Off-Site Compensation:
a. When Permitted: Off-site compen-
sation may be provided in lieu of on-site
compensation only where the applicant
can demonstrate to the satisfaction of the
Responsible Official that:
i. The hydrology and ecosystem of
the original wetland and those abut-
ting or adjacent land and/or wetlands
which benefit from the hydrology and
ecosystem will not be substantially
damaged by the on-site loss; and
ii. On-site compensation is not fea-
sible due to problems with hydrology,
soils, or other factors; or
iii. Compensation is not practical
due to potentially adverse impact
from surrounding land uses; or
iv. The proposed wetland functions
at the mitigation site are significantly
greater than the wetland functions
that could be reasonably achieved
with on-site mitigation, and there is
no significant loss of function on-site,
i.e., at the development project site;
or
v. Established regional goals for
flood storage, flood conveyance,
habitat or other wetland functions
have been addressed and strongly
justify location of compensatory
measures at another site.
b. Locations: Any off-site compensa-
tion shall follow the preferences in sub-
sections M14b(i) to (iii) of this Section.
Basins and subbasins are indicated in
subsection Q of this Section, Maps:
i. Off-Site Mitigation within Same
Drainage Subbasin as Subject
Site: Off-site mitigation may be al-
4-3-050M
(Revised 6/05)3 - 20.36
lowed when located within the same
drainage subbasin as the subject site
subject to criteria in subsection M14a
of this Section;
ii. Off-Site Mitigation within
Same Drainage Basin within City
Limits: Off-site mitigation may be al-
lowed when located within the same
drainage basin within the Renton
City limits if it achieves equal or im-
proved ecological functions within
the City over mitigation within the
same drainage subbasin as the
project, and shall be subject to crite-
ria in subsection M14a of this Sec-
tion;
iii. Off-Site Mitigation within the
Same Drainage Basin Outside the
City Limits: Off-site mitigation may
be allowed when located within the
same drainage basin outside the
Renton City limits if it achieves equal
or improved ecological functions
over mitigation within the same
drainage basin within the Renton
City limits and it meets City goals,
and shall be subject to criteria in sub-
section M14a of this Section.
c. Siting Recommendations: In se-
lecting compensation sites, the City en-
courages applicants to pursue siting
compensation projects in disturbed sites
which were formerly wetlands, and espe-
cially those areas which would result in a
series of interconnected wetlands.
d. Timing: Compensatory projects
shall be substantially completed and ap-
proved by the City prior to the issuance of
an occupancy permit. Construction of
compensation projects shall be timed to
reduce impacts to existing wildlife and
flora. The Reviewing Official may elect to
require a surety device for completion of
construction.
15. Cooperative Wetland Compensation:
Mitigation Banks or Special Area Manage-
ment Programs (SAMP):
a. Applicability: The City encourages
and will facilitate and approve coopera-
tive projects wherein a single applicant or
other organization with demonstrated ca-
pability may undertake a compensation
project under the following circum-
stances:
i. Restoration or creation on-site
may not be feasible due to problems
with hydrology, soils, or other factors;
or
ii. Where the cooperative plan is
shown to better meet established re-
gional goals for flood storage, flood
conveyance, habitat or other wetland
functions.
b. Process: Applicants proposing a co-
operative compensation project shall:
i. Submit a permit application;
ii. Demonstrate compliance with all
standards;
iii. Demonstrate that long-term
management will be provided; and
iv. Demonstrate agreement for the
project from all affected property
owners of record.
c. Mitigation Banks: Mitigation banks
are defined as sites which may be used
for restoration, creation and/or mitigation
of wetland alternatives from a different
piece of property than the property to be
altered within the same drainage basin.
The City of Renton maintains a mitigation
bank. A list of City mitigation bank sites is
maintained by the Planning/Building/
Public Works Department. With the ap-
proval of the Planning/Building/Public
Works Department, non-City-controlled
mitigation banks may be established and
utilized.
d. Special Area Management Pro-
grams: Special area management pro-
grams are those wetland programs
agreed upon through an interjurisdic-
tional planning process involving the U.S.
Army Corps of Engineers, the Washing-
ton State Department of Ecology, any af-
fected counties and/or cities, private
property owners and other parties of in-
terest. The outcome of the process is a
4-3-050N
3 - 20.37 (Revised 6/05)
regional wetlands permit representing a
plan of action for all wetlands within the
special area.
e. Compensation Payments to Miti-
gation Bank: Compensation payments,
amount to be determined by the Review-
ing Official, received as part of a mitiga-
tion or creation bank must be received
prior to the issuance of an occupancy
permit.
16. Mitigation Plans:
a. Required for Restoration, Cre-
ation and Enhancement Projects: All
wetland restoration, creation, and en-
hancement in conjunction with restora-
tion and creation projects required
pursuant to this Section either as a permit
condition or as the result of an enforce-
ment action shall follow a mitigation plan
prepared by qualified wetland specialists
approved by the City.
b. Timing for Mitigation Plan Submit-
tal and Commencement of any Work:
See subsection F8 of this Section.
c. Content of Mitigation Plan: Unless
the City, in consultation with qualified
wetland specialists, determines, based
on the size and scope of the develop-
ment proposal, the nature of the im-
pacted wetland and the degree of
cumulative impacts on the wetland from
other development proposals, that the
scope and specific requirements of the
mitigation plan may be reduced, the miti-
gation plan shall address all require-
ments in RMC 4-8-120D23, Wetland
Mitigation Plan, and subsection F8 of this
Section.
d. Performance Surety: As a condition
of approval of any mitigation plan, the
Reviewing Official shall require a perfor-
mance surety per RMC 4-1-230 and sub-
section G of this Section. (Amd. Ord.
4851, 8-7-2000; Ord. 5137, 4-25-2005)
N. ALTERNATES, MODIFICATIONS AND
VARIANCES:
1. Alternates:
a. Applicability: See RMC 4-9-250E.
2. Modifications:
a. Applicability: The Department Ad-
ministrator may grant modifications, per
RMC 4-9-250D1, Application Time and
Decision Authority, in the following cir-
cumstances:
i. Aquifer Protection – Modifica-
tions: The Department will consider
modification applications in the fol-
lowing cases:
(a) The request is to find that a
standard is inapplicable to that
activity, facility, or development
permit due to the applicant’s pro-
posed methods or location; or
(b) The request is to modify a
specific standard or regulation
due to practical difficulties; and
(c) The request meets the in-
tent and purpose of the aquifer
protection regulations.
Based upon application of the
above tests in subsection
N2a(i)(a), (b), and (c) of this Sec-
tion, applications which are con-
sidered appropriate for review as
modifications are subject to the
procedures and criteria in RMC
4-9-250D, Modification Proce-
dures. Requests to modify regu-
lations or standards which do not
meet the above tests shall be
processed as variances.
(d) In addition to the criteria of
RMC 4-9-250D, Modification
Procedures, the following criteria
shall apply: The proposed modi-
fication is based on consider-
ation of the best available
science as described in WAC
365-195-905; or where there is
an absence of valid scientific in-
4-3-050N
(Revised 6/05)3 - 20.38
formation, the steps in RMC
4-9-250F are followed.
ii. Geologic Hazards – Modifica-
tions: An applicant may request that
the Administrator grant a modifica-
tion to allow:
(a) Regrading of any slope
which was created through previ-
ous mineral and natural resource
recovery activities or was cre-
ated prior to adoption of applica-
ble mineral and natural resource
recovery regulations or through
public or private road installation
or widening and related transpor-
tation improvements, railroad
track installation or improve-
ment, or public or private utility
installation activities;
(b) Filling against the toe of a
natural rock wall or rock wall cre-
ated through mineral and natural
resource recovery activities or
through public or private road in-
stallation or widening and related
transportation improvements,
railroad track installation or im-
provement or public or private
utility installation activities; and/
or
(c) Grading to the extent that it
eliminates all or portions of a
mound or to allow reconfigura-
tion of protected slopes created
through mineral and natural re-
source recovery activities or pub-
lic or private road installation or
widening and related transporta-
tion improvements, railroad track
installation or improvement, or
public or private utility installation
activities.
The following procedures shall
apply to any of the above activi-
ties:
(1) The applicant shall submit a
geotechnical report describing
any potential impacts of the pro-
posed regrading and any neces-
sary mitigation measures;
(2) All submitted reports shall
be independently reviewed by
qualified specialists selected by
the City at the applicant’s ex-
pense;
(3) The Department Adminis-
trator may grant, condition, or
deny the request based upon the
proposal’s compliance with the
applicable modification criteria of
RMC 4-9-250D; and
(4) Any slope which remains
forty percent (40%) or steeper
following site development shall
be subject to all applicable geo-
logic hazard regulations for
steep slopes and landslide haz-
ards, in this Section.
(5) In addition to the criteria of
RMC 4-9-250D, Modification
Procedures, the following criteria
shall apply: The proposed modi-
fication is based on consider-
ation of the best available
science as described in WAC
365-195-905; or where there is
an absence of valid scientific in-
formation, the steps in RMC
4-9-250F are followed.
iii. Wetlands – Modifications: An
applicant may request that the Ad-
ministrator grant a modification as
follows:
(a) Modifications may be re-
quested for a reduction in cre-
ation/restoration or enhance-
ment ratios for a Category 3 wet-
land; however, the creation/res-
toration ratio shall not be re-
duced below 1:1.
(b) In addition to the criteria of
RMC 4-9-250D, Modification
Procedures, the following criteria
shall apply:
(1) The proposal will result in
no-net loss of wetland or buffer
area and functions.
4-3-050N
3 - 20.39 (Revised 6/05)
(2) The proposed modification
is based on consideration of the
best available science as de-
scribed in WAC 365-195-905; or
where there is an absence of
valid scientific information, the
steps in RMC 4-9-250F are fol-
lowed.
iv. Streams – Modifications: An
applicant may request that the Ad-
ministrator grant a modification as
follows:
(a) Modifications may be re-
quested for a reduction in stream
buffers for Class 2 or 3 water-
courses proposed to be day-
lighted, below the stream buffer
reduction levels of subsection
L5c of this Section.
(b) In addition to the criteria of
RMC 4-9-250D, Modification
Procedures, the following criteria
shall apply:
(1) The buffer is lowered only
to the amount necessary to
achieve the same amount of de-
velopment as without the day-
lighting.
(2) The buffer width is no less
than fifty feet (50′) on a Class 2
watercourse and twenty five feet
(25′) on a Class 3 watercourse.
(3) The proposed modification
is based on consideration of the
best available science as de-
scribed in WAC 365-195-905; or
where there is an absence of
valid scientific information, the
steps in RMC 4-9-250F are fol-
lowed.
3. Variances:
a. Aquifer Protection – Variance:
i. Applicability: If an applicant
feels that the strict application of this
Section would deny all reasonable
use of the property or would deny in-
stallation of public transportation or
utility facilities determined by the
public agency proposing these facili-
ties to be in the best interest of the
public health, safety and welfare, the
applicant of a development proposal
may apply for a variance.
ii. Application Submittal: An ap-
plication for a variance shall be filed
with the Development Services Divi-
sion.
iii. Review Authority: A variance
shall be decided by the Hearing Ex-
aminer based on the standards set
forth in RMC 4-9-250B, Variance
Procedures.
b. Flood Hazards – Variances:
i. Applicability: Refer to RMC
4-9-250B.
c. Geologic Hazards, Habitat Con-
servation, Streams and Lakes –
Classes 2 to 4, and Wetlands – Vari-
ance:
i. Applicability: If an applicant
feels that the strict application of this
Section would deny all reasonable
use of the property containing a criti-
cal area or associated buffer, or
would deny installation of public
transportation or utility facilities de-
termined by the agency proposing
these facilities to be in the best inter-
est of the public health, safety and
welfare, the public agency or an ap-
plicant of a development proposal
may apply for a critical areas vari-
ance.
ii. Application Submittal: An ap-
plication for a critical areas variance
shall be filed with the Development
Services Division.
iii. Review Authority: Variances
shall be determined administratively
by the Department Administrator, or
by the Hearing Examiner, as indi-
cated in RMC 4-9-250B. (Amd. Ord.
4851, 8-7-2000; Ord. 5137,
4-25-2005)
4-3-050O
(Revised 6/05)3 - 20.40
O. APPEALS:
1. General: See RMC 4-8-070, Authority
and Responsibilities, and RMC 4-8-110.
2. Record Required – Flood Hazards:
The Department Administrator or his/her des-
ignee, the Building Official, shall maintain the
records of all appeal actions and report any
variances to the Federal Insurance Adminis-
tration upon request. (Amd. Ord. 4851,
8-7-2000; Ord. 4963, 5-13-2002; Ord. 5137,
4-25-2005)
P. ASSESSMENT RELIEF – WETLANDS:
1. City Assessments: Such landowner
should also be exempted from all special City
assessments on the controlled wetland to de-
fray the cost of municipal improvements such
as sanitary sewers, storm sewers, water
mains and streets. (Ord. 5000, 1-13-2003;
Ord. 5137, 4-25-2005)
Q. MAPS:
1. Aquifer Protection: See Figure
4-3-050Q1 for reference map.
2. Flood Hazards: see Figure 4-3-050Q2
for reference map.
3. Geologic Hazards:
a. Coal Mine Hazards:
i. Map: See Figure 4-3-050Q3a(i)
for reference map.
ii. Mapping Criteria:
(a) Low Coal Mine Hazards
(CL): Areas not identified as high
or medium hazards. While no
mines are known in these areas,
undocumented mining is known
to have occurred.
(b) Medium Coal Mine Haz-
ards (CM):
(1) Lands overlying coal mines,
but not included in the high haz-
ard category; and
(2) Surrounding lands overly-
ing a wedge between a plane ris-
ing vertically from the mine and a
plane rising from the mine at a
break angle of between twenty
five (25) and forty (40) degrees.
The break angle is measured
from the vertical. The break an-
gle appropriate for the given
seam is determined by the slope
of the seam and the workings.
Approximate mine depths and
seam dip and break angles are
provided in Appendices C and D
of the Summary Report, Critical
and Resource Areas Evaluation,
GeoEngineers, 1991.
(c) High Coal Mine Hazard
(CH): All lands where underlying
coal mines are within two hun-
dred feet (200′) below the ground
surface, or fifteen (15) times the
height of the mine workings be-
low the surface, whichever is
less.
b. Erosion Hazards:
i. Map: See Figure 4-3-050Q3b(i)
for reference map.
ii. Mapping Criteria:
(a) Low Erosion Hazard (EL):
All surface soils on slopes less
than fifteen percent (15%).
Mapped areas include all Natural
Resource Conservation Service
(formerly U.S. Soil Conservation
Service) soils designated A, B, or
C.
(b) High Erosion Hazard
(EH): All surface soils on slopes
steeper than fifteen percent
(15%). Mapped areas include all
Natural Resource Conservation
Service (formerly U.S. Soil Con-
servation Service) soils desig-
nated as D, E, or F.
c. Landslide Hazards:
i. Map: See Figure 4-3-050Q3c(i)
for reference map.
4-3-050Q
3 - 20.41 (Revised 6/05)
ii. Mapping Criteria:
(a) Low Landslide Hazard
(LL): Areas with slopes less than
fifteen percent (15%).
(b) Medium Landslide Haz-
ard (LM): Areas with slopes be-
tween fifteen percent (15%) and
forty percent (40%) where the
surface soils are underlain by
permeable geologic units. The
permeable units include:
(1) Fill: af, afm, and m;
(2) Alluvium: Qac, Qaw, Qas,
and Qa;
(3) Vashon recessional and ad-
vance glacial deposits: Qik, Qit,
Qiv, Qpa, Qis, Qys, Qyg, Qvr,
Qsr, and Qos;
(4) Vashon glacial deposits:
Qg, Qgt, Qt, and Qvt.
(c) High Landslide Hazards
(LH): Areas with slopes greater
than forty percent (40%) and ar-
eas with slopes between fifteen
percent (15%) and forty percent
(40%) where the surface soils
are underlain by low permeability
geologic units. The low perme-
ability units include:
(1) Post-glacial lake and peat
silts: Qlp, Qp, Qlm, and Qvl;
(2) Pre-Vashon Pleistocene
deposits: Qss, Qu, Qc, Qcg, and
Qog;
(3) Tertiary rock formations: Ts,
Ti, Tr, Tt, Tet, Ttu, Tta, Teta, and
Ttl.
(d) Very High Landslide Haz-
ards (LV): All mapped landslide
deposits: Qmc, Qm, Ql, and
landslides known from public
records.
d. Seismic:
i. Map: See Figure 4-3-050Q3d(i)
for reference map.
ii. Mapping Criteria:
(a) Low Seismic Hazard (SL):
All Vashon age glacial and older
sediments. The mapped areas
include:
(1) All deposits of recessional
and advance glacial deposits:
Qik, Qit, Qiv, Qpa, Qis, Qys, Qyg,
Qur, Qsr, Qos, Qog.
(2) Vashon glacial deposits:
Qg, Qgt, Qt, and Qvt;
(3) Pre-Vashon Pleistocene
deposits: Qss, Qu, Qc, and Qcg;
(4) Tertiary rock formations: Ts,
Ti, Tr, Tt, Tet, Ttu, Tta, Teta, and
Ttl;
(5) Areas of roadway fill, af and
afm, which overlay the above
units.
(b) High Seismic Hazard
(SH): Post-glacial deposits
which are likely to be saturated
as they occupy low areas and
frequently overlay low perme-
ability deposits. They include:
(1) Deposits of fill: af, afm, and
m;
(2) Alluvium: Qaw, Qac, Qas,
and Qa;
(3) Mass wasting deposits:
Qmc, Qm, and Ql;
(4) Post-glacial lake silts and
peats: Qlp, Qp, Qlm, and Qvl.
e. Steep Slopes:
i. Map: Refer to the City of Renton
Steep Slope Atlas and Figure
4-3-050Q3e(i) for reference map.
4-3-050Q
(Revised 6/05)3 - 20.42
f. Volcanic Hazards: Volcanic hazard
areas are those areas subject to a poten-
tial for inundation from post lahar sedi-
mentation along the lower Green River
as identified in Plate II, Map D, in the re-
port U.S. Department of the Interior, U.S.
Geological Survey (Revised 1998), Vol-
cano Hazards from Mount Rainier, Wash-
ington. Open-File Report 98-428.
4. Streams and Lakes: See Figure
4-3-050Q4 for reference map identifying
Class 2 to 4 water bodies. Water class shall
be determined in accordance with subsection
L1 of this Section. For Class 1 waters, refer to
RMC 4-3-090, Shoreline Master Program
Regulations.
5. Wetlands: Refer to the City of Renton
Wetland and Stream Corridors Critical Areas
Inventory and see Figure 4-3-050Q5 for ref-
erence map.
6. Drainage Basins: See Figures
4-3-050Q6a and b for maps identifying basins
and subbasins in the Renton vicinity.
4-3-050Q
3 - 20.43 (Revised 6/05)
Figure 4-3-050Q1
AQUIFER PROTECTION ZONES
4-3-050Q
(Revised 6/05)3 - 20.44
Figure 4-3-050Q2
FLOOD HAZARDS
4-3-050Q
3 - 20.45 (Revised 6/05)
Figure 4-3-050Q3a(i)
COAL MINE HAZARDS
4-3-050Q
(Revised 6/05)3 - 20.46
Figure 4-3-050Q3b(i)
EROSION HAZARDS
4-3-050Q
3 - 20.47 (Revised 6/05)
Figure 4-3-050Q3c(i)
LANDSLIDE HAZARDS
4-3-050Q
(Revised 6/05)3 - 20.48
Figure 4-3-050Q3d(i)
SEISMIC HAZARDS
4-3-050Q
3 - 20.49 (Revised 6/05)
Figure 4-3-050Q3e(i)
STEEP SLOPES
4-3-050Q
(Revised 6/05)3 - 20.50
Figure 4-3-050Q4
STREAMS AND LAKES
4-3-050Q
3 - 20.51 (Revised 6/05)
Figure 4-3-050Q5
WETLANDS
4-3-050Q
(Revised 6/05)3 - 20.52
Figure 4-3-050Q6a
SURFACE WATER FACILITIES BASINS
4-3-050Q
3 - 20.53 (Revised 6/05)
Figure 4-3-050Q6b
SURFACE WATER FACILITIES SUB-BASINS
(Amd. Ord. 4992, 12-9-2002; Ord. 4851, 8-7-2000; Ord. 5137, 4-25-2005)
4-3-050R
(Revised 6/05)3 - 20.54
R. GENERIC HAZARDOUS MATERIALS
LIST:
(Ord. 4851, 8-7-2000)
GENERIC HAZARDOUS MATERIALS LIST
FOR INFORMATIONAL USE ONLY
Acid and basic cleaning solutions
Antifreeze and coolants
Arsenic and arsenic compounds
Battery acid
Bleaches, peroxides
Brake and transmission fluids
Brine solution
Casting and foundry chemicals
Caulking agents and sealants
Cleaning solvents
Cooling water (not isolated from process chemicals)
Corrosion and rust prevention solutions
Cutting fluids
Degreasing solvents
Deicing materials
Disinfectants
Dyes
Electroplating solutions
Engraving solutions
Etching solutions
Explosives
Fertilizers
Food processing wastes
Formaldehyde
Fuels and additives
Glues, adhesives, and resins
Greases
Hydraulic fluid
Indicators
Industrial and commercial janitorial supplies
Industrial sludges and stillbottoms
Inks, printing, and photocopying chemicals
Laboratory chemicals
Medical, pharmaceutical, dental, veterinary, and hos-
pital solutions
Metal dusts
Mercury and mercury compounds
Metals finishing solutions
Oils
Paints, pigments, primers, thinners, dyes, stains,
wood preservatives, varnishing, and cleaning com-
pounds
Painting solvents
PCBs
Pesticides and herbicides
Plastic resins, plasticizers, and catalysts
Photo development chemicals
Poisons
Polishes
Pool chemicals
GENERIC HAZARDOUS MATERIALS LIST
FOR INFORMATIONAL USE ONLY
Processed dust and particulates
Radioactive sources
Reagents and standards
Refrigerants
Roofing chemicals and sealers
Sanitizers, disinfectants, bactericides, and algaecides
Soaps, detergents and surfactants
Solders and fluxes
Stripping compounds
Tanning industry chemicals
Transformer and capacitor oils/fluids
Wastewater treatment sludges
4-3-050S
3 - 20.55 (Revised 7/03)
S. PIPELINE MATERIAL:
1. PIPELINE MATERIAL REQUIREMENT
Pipe Diameter in Inches Suggested Material
Spec
Considerations
(See subsection S2)Pipe Material <4 4-8 10-12 14-20 24-30 36-54
Ductile Iron, Rubber Gaskets
Cement Mortar-Lined
Polyethylene-Lined
Ductile Iron, Nitrile Gaskets
Cement Mortar-Lined
Polyethylene-Lined
1,2
1,2
1,2
1,2,3
1,2
1,2
1,2
1,2,3
1,2
1,2
1,2
1,2,3
1,2
1,2
1,2
1,2,3
1,2
1,2
1,2
1,2,3
AWWA C151, C104
AWWA C151
AWWA C151, C104
AWWA C151
abcdnopr
abcdnopr
bcdinopr
bcdeinopr
PVC, Rubber Gasket Joints
CL 150 or 200
SDR 35
PVC, Nitrile Gasket Joints
CL 150 or 200
PVC, Solvent Welded Joints
Sch 80
1,2
1
2,3
1,2
1
1,2,3
1,2,3
1,2
1,2,3
1,2,3
AWWA C900
ASTM D3034
AWWA C900
ASTM D1784,
D1785
abjlnoprt
bijlnoprt
hjklnoprt
Welded Steel, Rubber Gaskets
Cement Mortar-Lined
Dielectric-Lined
Welded Steel, Welded Joints
Cement Mortar-Lined
Dielectric-Lined
1,2
1,2
1,2
1,2
1,2
1,2
1,2
1,2
1,2
1,2,3
1,2
1,2
1,2
1,2,3
AWWA C200, C205
AWWA C200, C210
AWWA C200, C205
AWWA C200, C210
abfghnopr
abfghnopr
fghnopr
fghnopr
High Density Polyethylene Pipe
Corrugated High Density
Polyethylene Pipe - Smooth
Interior
1,2
1
1,2
1
1,2
1
1,2
1
1
1
ASTM D1248 and
D3350
ASTM D1248 and
AASHTO
hkpqu
kpqsu
Slip Form Liner 4,5 4,5 4,5 4,5 4,5 ASTM D638 mnopqr
PIPELINE SERVICE
1. Storm Sewer
2. Sanitary Sewer and Side Sewer
3. Leachate Pipeline
4. Rehab Existing Storm Sewer
5. Rehab Existing Sanitary Sewer
2. CONSIDERATIONS ON SELECTION OF PIPE MATERIALS
The Utility maintains a list of materials meeting performance standards. Other materials meeting similar performance
standards or developed as the result of new technology may be approved by the Utility.
a. Rubber gaskets may be severely damaged by petroleum products, particularly in prolonged exposures to
concentrated flows containing little or no storm water or sanitary sewage. In cases where heavy concentrations of
petroleum products may be experienced, nitrile (Nitrile-Butadiene; i.e., NBR) gaskets should be used.
b. Gasketed joints may not be leak-proof at zero or low pressures, if improperly installed.
c. Mechanical joints may be less likely to leak at low pressures than push-on joints.
d. May need protective coatings and/or cathodic protection against external corrosion.
e. Considered most reliable gasket and lining material for ductile iron leachate pipeline.
f. Very difficult to repair linings on inside of joints in pipe smaller than 24-inch diameter.
g. Almost always needs protective coatings and cathodic protection against external corrosion.
h. Properly made joints are considered leak-proof.
i. Nitrile gaskets may require long delivery time.
j. Requires special attention to bedding and backfill depth to avoid structural failure of pipe.
4-3-050S
(Revised 7/03)3 - 20.56
(Ord. 4851, 8-7-2000)
k. Large thermal expansion coefficient. May need to limit solvent welded joints to 4-inch and smaller pipe. May require
careful evaluation of pipe installation temperature and temperature of piped liquids to ensure joint integrity.
l. Pipe not available over 12-inch diameter.
m. Slip form lining is available in 6-inch through 60-inch diameter for almost any pressure, if sufficient pipe cross-
sectional area is available.
n. Pressure grouts and gels are not acceptable for rehabilitation or patching of storm and sanitary sewers.
o. Suitability of pipe lining and gasket material to resist chemical attack by conveyed fluids must be determined for
each pipeline service considered.
p. All storm and sanitary sewer manholes, catch basins, and inlets should be equipped with precast concrete bottom
and sidewalls with rubber gasketed joints between sections, water-tight epoxy grout or other approved pipe
entrances through walls, and approved waterproof coating of all interior floor and wall surfaces. Manholes, catch
basins, and inlets should have no leakage when hydrostatically tested at atmospheric pressure.
q. Has good resistance to a number of chemicals, petroleum products, and hydrogen sulfide corrosion.
r. “Zero leakage” test requirement may be impossible to achieve under the best conditions for any pipe materials
because trapped air may distort test results, even in a drop-tight pipe. Pressure and leakage test requirements
should consider whether the pipe has steep slope or will stand full of liquid. Pipelines should be tested with the
intent to prevent or minimize leakage. Air testing should not be allowed; hydrostatic testing should be as stringent
as any found in the industry.
Pipe materials, without regard for chemical attack, corrosion, or puncture, are generally ranked as follows, in
decreasing order of liquid-tight reliability:
• welded steel with welded joints
• PVC with solvent welded joints
• slip form liner
• ductile iron with viton or rubber gaskets
• welded steel with rubber gasketed joints
• PVC with viton or rubber gasketed joints
s. Joints should consist of “heat-shrink” wrap, standard corrugated coupling, and full pipe band clamps.
t. The use of PVC may be restricted by other Utility policy in regards to depth of pipe cover.
u. HDPE may be adversely affected by solvents; its use is not recommended where contact with solvents may occur.
4-3-090B
3 - 20.57 (Revised 2/04)
4-3-060 (Reserved)
4-3-070 (Reserved)
4-3-080 PUBLIC USE/“P” SUFFIX
NOTIFICATION PROCEDURES:
A. NOTICE REQUIRED:
The owner of any property designated with a “P”
suffix shall be required to give written notice to the
owners of all property within a three hundred foot
(300′) radius of the site involved, as well as all
residents and/or businesses within a three hun-
dred foot (300′) radius of the site or facility, at
least sixty (60) days in advance of any of the fol-
lowing:
1. A proposed change of use of the pre-
mises;
2. A proposed change of the major tenant
and/or tenant group using the premises if
such a change is determined by the Planning/
Building/Public Works Administrator or desig-
nee to have probable major adverse impacts
to the immediate surrounding area; or
3. Any proposed change of ownership of
the premises.
Such notice shall not be required if the proposed
change has been identified in a Master Plan
adopted pursuant to the site development plan re-
view regulations in chapter 4-9 RMC. The notice
shall also invite these neighborhood property
owners, residents and/or business persons to at-
tend an informational meeting in the area, hosted
by the owner of the property or their representa-
tive. (Ord. 5028, 11-24-2003)
B. NOTICE CONTENT:
The notices shall indicate that a summary of the
meeting shall be prepared by the owner or
owner's agent at least thirty (30) days in advance
of any of the above three (3) actions in subsection
A of this Section, Notice Required. At least four-
teen (14) days in advance of the information
meeting, the owner, agency, or organization host-
ing the meeting shall give general notice of the
meeting in a local newspaper having broad circu-
lation in the area. This meeting is intended to ex-
plain the proposed changes and invite citizen
input.
C. MEETING SUMMARY:
A summary of the meeting shall be mailed within
seven (7) days of the meeting to the Development
Services Division and to all in attendance who re-
quest, in writing, to receive the summary as well
as parties that do not attend the meeting but re-
quest in writing to receive the summary. In addi-
tion, the Development Services Division shall
receive and keep the summary of the meeting in
its preapplication files for future reference.
D. SPECIAL HEIGHT ALLOWANCES
FOR PUBLICLY OWNED STRUCTURES:
Any publicly owned structures on property desig-
nated with a “P” suffix shall be allowed to develop
pursuant to the special height exceptions for such
uses contained in RMC 4-2-110D, Condition 9,
4-2-110H, Condition 21, 4-2-120C, Condition 20,
or 4-2-130B, Condition 13, as well as under the
Master Plan review regulations. (Ord. 4523,
6-5-1995; Amd. Ord. 4963, 5-13-2002; Ord. 5028,
11-24-2003)
4-3-090 SHORELINE MASTER
PROGRAM REGULATIONS:
A. PROGRAM ADOPTED:
The Shoreline Master Program, as issued and
prepared by City of Renton Planning Commis-
sion, of which one printed copy in book form has
heretofore been filed and is now on file in the of-
fice of the City Clerk and made available for ex-
amination by the general public, is hereby
adopted as the Shoreline Master Program by the
City of Renton. (Ord. 3758, 12-5-1983, Rev.
7-22-1985 (Min.), 3-12-1990 (Res. 2787),
7-16-1990 (Res. 2805), Rev. 9-12-1993 (Min.),
Ord. 4716, 4-13-1998)
The following is an excerpt from the officially
adopted Shoreline Master Program. The com-
plete Shoreline Master Program, including poli-
cies, should also be consulted. (Ord. 4722,
5-11-1998)
B. AUTHENTICATION, RECORD OF
PROGRAM:
The City Clerk is hereby authorized and directed
to duly authenticate and record a copy of the
above mentioned Shoreline Master Program to-
gether with any amendments or additions thereto,
together with an authenticated copy of this Sec-
tion. (Ord. 3094, 1-10-1977, eff. 1-19-1977)
4-3-090C
(Revised 2/04)3 - 20.58
C. AMENDMENTS:
Any and all amendments, additions or modifica-
tions to said Master Program, shall be by ordi-
nance. (Ord. 3758, 12-5-1983, Rev. 7-22-1985
(Min.), 3-12-1990 (Res. 2787), 7-16-1990 (Res.
2805), Rev. 9-12-1993 (Min.), Ord. 4716,
4-13-1998; Amd. Ord. 4633, 9-16-1996)
D. PURPOSES AND PRIORITIES:
Each shoreline has its own unique qualities which
makes it valuable, particularly Shorelines of
Statewide Significance, which in Renton include
Lake Washington and the Green River. Prefer-
ence is, therefore, given to the following uses in
descending order of priority for shorelines of
statewide significance (as established by RCW
90.58.020):
1. Recognize and protect the statewide in-
terest over local interest for shorelines of
statewide significance.
2. Preserve the natural character of the
shorelines.
3. Result in long-term over short-term ben-
efits.
4. Protect the resources and ecology of the
shorelines.
5. Increase public access to publicly owned
areas of the shorelines. (Ord. 3758,
12-5-1983, Rev. 7-22-1985 (Min.), 3-12-1990
(Res. 2787), 7-16-1990 (Res. 2805), Rev.
9-12-1993 (Min.), Ord. 4716, 4-13-1998)
6. Increase recreational opportunities for
the public in the shoreline.
E. REGULATED WATER BODIES:
Approximately eighteen (18) miles of shoreline in
the City of Renton are under the jurisdiction of the
Shoreline Management Act of 1971. These eigh-
teen (18) miles of shoreline in the City of Renton
are considered an extremely valuable resource
not only to the City of Renton, but also to the State
Metropolitan Area of which Renton is an integral
part. In the City of Renton, the following bodies of
water are regulated by the Act:
1. Cedar River.
2. Green River.
3. Lake Washington.
4. May Creek from the intersection of May
Creek and N.E. 31st Street in the southeast
quarter of the southeast quarter of Section
32-24-5E WM downstream in a northeasterly
direction to its mouth at Lake Washington.
5. Springbrook Creek from the Black River
on the north to SW 43rd Street on the south.
6. Black River.
7. The jurisdiction of this Master Program
includes shorelines of the State as defined in
subsection F of this Section. (Ord. 3758,
12-5-1983, Rev. 7-22-1985 (Min.), 3-12-1990
(Res. 2787), 7-16-1990 (Res. 2805), Rev.
9-12-1993 (Min.), Ord. 4716, 4-13-1998)
F. STATE OF WASHINGTON
CLASSIFICATION OF WATER BODIES:
1. Shorelines of Statewide Significance:
By State standards, the Green River and
4-3-090M
3 - 39 (Revised 7/07)
turbed area shall be restored to the
original configuration. Underground
utility installations shall be permitted
only when the finished installation
shall not impair the appearance of
such areas.
v. Public Access: All utility compa-
nies shall be asked to provide pedes-
trian public access to utility owned
shorelines when such areas are not
potentially hazardous to the public.
Where utility rights-of-way are lo-
cated near recreational or public use
areas, utility companies shall be en-
couraged to provide said rights-of-
way as parking or other public use ar-
eas for the adjacent public use area.
vi. All-Inclusive Utility Corridor:
When it is necessary for more than
one major utility to go along the same
general route, the common use of a
single utility right-of-way is strongly
encouraged. It would be desirable to
include railroad lines within this right-
of-way also.
f. Local Service Utilities, Specifica-
tions:
i. Waterlines: Sizes and specifica-
tions shall be determined by the Pub-
lic Works Department in accordance
with American Water Works Associa-
tion (AWWA) guidelines.
ii. Sanitary Sewer: The existence
or use of outhouses or privies is pro-
hibited. All uses shall hook to the mu-
nicipal sewer system. There shall be
no septic tanks or other on-site sew-
age disposal systems. Storm drain-
age and pollutant drainage shall not
enter the sanitary sewer system.
During construction phases, com-
mercial sanitary chemical toilets may
be allowed only until proper plumbing
facilities are completed. All sanitary
sewer pipe sizes and materials shall
be approved by the Renton Planning/
Building/Public Works Department
and METRO.
iii. Storm Sewers: A storm sewer
drainage system shall be required.
Pretreatment of storm runoff or diver-
sion to sanitary sewers may be re-
quired to keep deleterious substanc-
es out of neighboring watercourses.
Storm sewer sizes and specifications
shall be determined by the Public
Works Department in accordance
with A.P.W.A. guidelines.
iv. Discharges of Pollutants and
Petroleum Products:
•Agency Review: Discharges of
pollutants into watercourses and
groundwater shall be subject to
the Washington State Depart-
ment of Ecology, Corps of Engi-
neers, and the Environmental
Protection Agency for review of
permits for discharge.
•Oil Separations: These units
shall be required at sites that
have oil waste disposal into san-
itary or storm sewer. These units
shall be built to Municipality of
Metropolitan Seattle (METRO) or
State of Washington Department
of Public Health specifications.
•Petroleum Bulk Storage and
Distribution: Petroleum facili-
ties shall hereafter not be al-
lowed.
g. All-Inclusive Utility Tunnels: For
the distribution of local utilities, utility tun-
nels under the street right-of-way are rec-
ommended to carry all local utility
services. For new development, the tun-
nel could be built at the time of road con-
struction. The tunnel would include all
utility services, both public and private,
necessary for use in the public right-of-
way, such as wiring for street lighting and
water lines for fire hydrants and all utility
services necessary for the private uses of
the area. (Ord. 3758, 12-5-1983, Rev.
7-22-1985 (Min.), 3-12-1990 (Res. 2787),
7-16-1990 (Res. 2805), 9-12-1993 (Min.),
Ord. 4716, 4-13-1998)
M. VARIANCES AND CONDITIONAL
USES:
See RMC 4-9-190I. (Ord. 4722, 5-11-1998)
4-3-090N
(Revised 7/07)3 - 40
N. AMENDMENTS TO SHORELINE
MASTER PROGRAM:
1. Time: The City shall review this Master
Program every four (4) years hereafter, or
sooner if necessary. (Ord. 3758, 12-5-1983,
Rev. 7-22-1985 (Min.), 3-12-1990 (Res.
2787), 7-16-1990 (Res. 2805), 9-12-1993
(Min.), Ord. 4716, 4-13-1998)
2. Review Process: Any amendments to
this Master Program shall be reviewed first by
the Planning Commission, which shall con-
duct one public hearing on the proposed
amendment. The Planning Commission shall
make a recommendation to the City Council,
which may hold one public hearing before
making a determination. Any proposed
amendment shall be submitted to the Wash-
ington State Department of Ecology for ap-
proval in accordance with the Shoreline
Management Act of 1971. (Ord. 3758,
12-5-1983, Rev. 7-22-1985 (Min.), 3-12-1990
(Res. 2787), 7-16-1990 (Res. 2805),
9-12-1993 (Min.), Ord. 4716, 4-13-1998)
O. VIOLATIONS OF THIS CHAPTER AND
PENALTIES:
Unless otherwise specified, violations of this
Chapter are misdemeanors subject to RMC
1-3-1. (Ord. 4722, 5-11-1998; Ord. 5159,
10-17-2005)
P. APPEALS:
See RMC 4-8-110H. (Ord. 4722, 5-11-1998)
4-3-095 (Deleted by Ord. 5286,
5-14-2007)
4-3-100 URBAN DESIGN
REGULATIONS:
A. PURPOSE:
The purpose of this Section is to:
1. Establish design review regulations in
accordance with policies established in the
Land Use and Community Design Elements
of the Renton Comprehensive Plan in order
to:
a. Maintain and protect property values;
b. Enhance the general appearance of
the City;
c. Encourage creativity in building and
site design;
d. Achieve predictability, balanced with
flexibility; and
e. Consider the individual merits of pro-
posals.
2. Create design standards and guidelines
specific to District ‘A’ (the Downtown Core)
that ensure design quality of structures and
site development implementing the City of
Renton’s Comprehensive Plan Vision for its
Urban Center – Downtown. This Vision is of a
downtown that will continue to develop into
an efficient and attractive urban city. The Vi-
sion of the Downtown Core is of mixed uses
with high-density residential living supported
by multi-modal transit opportunities. Redevel-
opment will be based on the pattern and
scale of established streets and buildings.
3. Create design standards and guidelines
specific to District ‘B’ (the South Renton
Neighborhood) that ensure design quality of
structures and site development implement-
ing the City’s South Renton Neighborhood
Plan. The South Renton Neighborhood Plan,
for a residential area located within the Urban
Center – Downtown, maintains the existing,
traditional grid street plan and respects the
scale of the neighborhood, while providing
new housing at urban densities. The South
Renton Neighborhood Plan supports a resi-
dential area that is positioned to capitalize on
the employment and retail opportunities in-
creasingly available in the Downtown Core.
4. Create design standards and guidelines
specific to the Urban Center – North (District
‘C’) that ensure design quality of structures
and site development that implements the
City of Renton’s Comprehensive Plan Vision
for its Urban Center – North. This Vision is of
an urban environment that concentrates uses
in a “grid pattern” of streets and blocks. The
Vision is of a vibrant, economically vital
neighborhood that encourages use through-
out by pedestrians.
4-3-100B
3 - 41 (Revised 7/07)
5. Create design standards and guidelines
applicable to the use of “big-box retail” as de-
fined in RMC 4-11-180, Definitions.
6. Create design standards and guidelines
specific to the Center Village commercial
core (District ‘D’) that ensure design quality of
structure and site development that imple-
ments the City of Renton’s Comprehensive
Plan Vision for the Center Village designa-
tion. Uses within this district include business
and professional offices, services, retail, res-
taurants, recreational businesses, mixed-use
commercial and residential building, and
multi-family residential. This portion of the
Center Village is intended to provide a vital
business district serving the local neighbor-
hood and beyond.
7. Create design standards and guidelines
specific to the residential portion of the Cen-
ter Village (District ‘E’) that ensure design
quality of structure and site development that
implements the City of Renton’s Comprehen-
sive Plan Vision for the Center Village desig-
nation. A variety of housing options allows
economic and lifestyle diversity in the Center
Village, with design regulations to tie the
range of styles and types together.
8. Establish two (2) categories of regula-
tions: (a) “minimum standards” that must be
met, and (b) “guidelines” that, while not man-
datory, are considered by the Development
Services Director in determining if the pro-
posed action meets the intent of the design
guidelines. Set specific minimum standards
and guidelines may apply to all districts, or
certain districts only (Districts ‘A,’ ‘B,’ ‘C,’ ‘D,’
or ‘E’), as indicated herein. (Ord. 5029,
11-24-2003; Ord. 5124, 2-7-2005; Ord. 5286,
5-14-2007)
B. APPLICABILITY:
1. This Section shall apply to all develop-
ment in the Urban Center – Downtown and
Urban Center – North. For the purposes of
the design regulations, the Center Downtown
is District ‘A,’ South Renton is District ‘B,’ and
the Urban Center – North is District ‘C.’ Dis-
tricts ‘A’ through ‘C’ are depicted on the Urban
Center Design Overlay District Map, shown in
subsection B4 of this Section.
2. This Section shall also apply to big-box
retail use where allowed in the Commercial
Arterial (CA), Light Industrial (IL), Medium In-
dustrial (IM), and Heavy Industrial (IH) zones,
except when those zones are located in the
Employment Area – Valley south of Interstate
405. Big-box retail uses within these zones,
except in the Employment Area – Valley,
must comply with design standards and
guidelines specific to the Urban Center –
North (District ‘C’).
3. Where conflicts may be construed be-
tween the design regulations of this Section
and other sections of the Renton Municipal
Code, the regulations of this Section shall
prevail. Where conflicts may be construed
between the map in subsection B4 of this
Section and the text in this Section, the text
shall prevail.
4-3-100B
(Revised 7/07)3 - 42
4. Urban Design District:
(Amd. Ord. 4991, 12-9-2002; Ord. 5029, 11-24-2003; Ord. 5124, 2-7-2005)
4-3-100E
3 - 43 (Revised 1/08)
5. This Section shall apply to all develop-
ment in the Center Village Land Use Desig-
nation as shown on the Comprehensive Plan
Land Use Map. For the purposes of the de-
sign regulations, areas within the Center Vil-
lage Land Use Designation zoned Center
Village (CV) shall comprise District ‘D.’ Areas
within the Center Village Land Use Designa-
tion zoned Residential Multi-Family (RMF)
and Residential-14 (R-14) shall be in District
‘E.’
6. This Section shall also apply to residen-
tial and mixed-use residential projects lo-
cated in the Sunset, Northeast Fourth Street,
Rainier Avenue, and Puget Drive Business
Districts. See RMC 4-3-040. (Ord. 5191,
12-12-2005; Ord. 5286, 5-14-2007; Ord.
5331, 12-10-2007)
C. EXEMPTIONS:
The design regulations shall not apply to:
1. Interior Remodels: Interior remodels of
existing buildings or structures provided the
alterations do not modify the building facade.
2. Aircraft Manufacturing: Structures re-
lated to the existing use of aircraft manufac-
turing in District ‘C.’ (Ord. 5124, 2-7-2005;
Ord. 5286, 5-14-2007)
D. ADMINISTRATION:
1. Review Process: Applications subject to
design regulations shall be processed as a
component of the governing land use pro-
cess.
2. Authority: The Reviewing Official shall
have the authority to approve, approve with
conditions, or deny proposals based upon the
provisions of the design regulations. In ren-
dering a decision, the Official will consider
proposals on the basis of individual merit, will
consider the overall intent of the minimum
standards and guidelines, and encourage
creative design alternatives in order to
achieve the purposes of the design regula-
tions. (Amd. Ord. 4991, 12-9-2002; Ord.
5029, 11-24-2003; Ord. 5124, 2-7-2005; Ord.
5286, 5-14-2007)
E. SITE DESIGN AND BUILDING
LOCATION:
Intent: To ensure that buildings are located in
relation to streets and other buildings so that
the Vision of the City of Renton can be real-
ized for a high-density urban environment; so
that businesses enjoy visibility from public
rights-of-way; and to encourage pedestrian
activity throughout the district.
1. Site Design and Street Pattern:
Intent: To ensure that the City of Renton Vi-
sion can be realized within the Urban Center
Districts; plan districts that are organized for
efficiency while maintaining flexibility for fu-
ture development at high urban densities and
intensities of use; create and maintain a safe,
convenient network of streets of varying di-
mensions for vehicle circulation; and provide
service to businesses.
a. Minimum Standard for Districts ‘A’
and ‘B’: Maintain existing grid street pat-
tern.
b. Minimum Standards for Districts
‘C’ and ‘D’:
i. Provide a network of public and/
or private local streets in addition to
public arterials.
ii. Maintain a hierarchy of streets to
provide organized circulation that
promotes use by multiple transporta-
tion modes and to avoid overburden-
ing the roadway system. The
hierarchy shall consist of (from great-
est in size to smallest):
(a) High Visibility Street. A
highly visible arterial street that
warrants special design treat-
ment to improve its appearance
and maintain its transportation
function.
(b) Arterial Street. A street
classified as a principal arterial
on the City’s Arterial Street Plan.
(c) Pedestrian-Oriented
Streets. Streets that are in-
tended to feature a concentration
4-3-100E
(Revised 1/08)3 - 44
of pedestrian activity. Such
streets feature slow moving traf-
fic, narrow travel lanes, on-street
parking, and wide sidewalks.
(d) Internal or local roads (pub-
lic or private).
2. Building Location and Orientation:
Intent: To ensure visibility of businesses; es-
tablish active, lively uses along sidewalks and
pedestrian pathways; organize buildings in
such a way that pedestrian use of the district
is facilitated; encourage siting of structures so
that natural light and solar access are avail-
able to other structures and open space; en-
hance the visual character and definition of
streets within the district; provide an appropri-
ate transition between buildings, parking ar-
eas, and other land uses and the street; and
increase privacy for residential uses located
near the street.
a. Minimum Standards for Districts
‘A’, ‘B’ and ‘D’:
i. Orient buildings to the street with
clear connections to the sidewalk.
ii. The front entry of a building shall
not be oriented to a drive aisle, but in-
stead a public or private street or
landscaped pedestrian-only court-
yard.
b. Minimum Standards for District
‘C’:
i. Buildings on designated pedes-
trian-oriented streets shall feature
“pedestrian-oriented facades” and
clear connections to the sidewalk
(see illustration, RMC 4-3-100E7a).
Such buildings shall be located adja-
cent to the sidewalk, except where
pedestrian-oriented space is located
between the building and the side-
walk. Parking between the building
and pedestrian-oriented streets is
prohibited.
ii. Buildings fronting on pedestrian-
oriented streets shall contain pedes-
trian-oriented uses.
iii. Nonresidential buildings may be
located directly adjacent to any street
as long as they feature a pedestrian-
oriented facade.
iv. Buildings containing street-level
residential uses and single-purpose
residential buildings shall be set back
from the sidewalk a minimum of ten
feet (10') and feature substantial
landscaping between the sidewalk
and the building (see illustration,
RMC 4-3-100E7b).
v. If buildings do not feature pedes-
trian-oriented facades they shall
have substantial landscaping be-
tween the sidewalk and building.
Such landscaping shall be at least
ten feet (10') in width as measured
from the sidewalk (see illustration,
RMC 4-3-100E7c).
c. Guideline Applicable to District
‘C’: Siting of a structure should take into
consideration the continued availability of
natural light (both direct and reflected)
and direct sun exposure to nearby build-
ings and open space (except parking ar-
eas).
d. Guideline Applicable to Districts
‘C’ and ‘D’: Ground floor residential uses
located near the street should be raised
above street level for residents’ privacy.
3. Building Entries:
Intent: To make building entrances conve-
nient to locate and easy to access, and en-
sure that building entries further the
pedestrian nature of the fronting sidewalk
and the urban character of the district.
a. Minimum Standards for Districts
‘A’, ‘B’, ‘D’ and ‘E’:
i. A primary entrance of each build-
ing shall be located on the facade
facing a street, shall be prominent,
visible from the street, connected by
a walkway to the public sidewalk, and
include human-scale elements.
ii. Multiple buildings on the same
site shall provide a continuous net-
4-3-100E
3 - 44.1 (Revised 1/08)
work of pedestrian paths and open
spaces that incorporate landscaping
to provide a directed view to building
entries.
iii. Ground floor units shall be di-
rectly accessible from the street or an
open space such as a courtyard or
(Revised 1/08)3 - 44.2
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4-3-100E
3 - 45 (Revised 7/07)
garden that is accessible from the
street.
iv. Secondary access (not fronting
on a street) shall have weather pro-
tection at least four and one-half feet
(4-1/2′) wide over the entrance or
other similar indicator of access.
v. Pedestrian access shall be pro-
vided to the building from property
edges, adjacent lots, abutting street
intersections, crosswalks, and transit
stops.
b. Minimum Standards for District
‘C’:
i. On pedestrian-oriented streets,
the primary entrance of each building
shall be located on the facade facing
the street.
ii. On non-pedestrian-oriented
streets, entrances shall be promi-
nent, visible from surrounding
streets, connected by a walkway to
the public sidewalk, and include hu-
man-scale elements.
iii. All building entries adjacent to a
street shall be clearly marked with
canopies, architectural elements, or-
namental lighting, and/or landscap-
ing. Entries from parking lots should
be subordinate to those related to the
street for buildings with frontage on
designated pedestrian-oriented
streets (see illustration, RMC
4-3-100E7d).
iv. Weather protection at least four
and one-half feet (4-1/2′) wide and
proportional to the distance above
ground level shall be provided over
the primary entry of all buildings and
over any entry adjacent to a street.
v. Pedestrian pathways from public
sidewalks to primary entrances or
from parking lots to primary en-
trances shall be clearly delineated.
c. Guidelines Applicable to Districts
‘A’, ‘B’ and ‘C’:
i. Multiple buildings on the same
site should provide a continuous net-
work of pedestrian paths and open
spaces that incorporate landscaping
to provide a directed view to building
entries.
ii. Ground floor units should be di-
rectly accessible from the street or an
open space such as a courtyard or
garden that is accessible from the
street.
iii. Secondary access (not fronting
on a street) should have weather pro-
tection at least four and one-half feet
(4-1/2′) wide over the entrance or
other similar indicator of access.
iv. Pedestrian access should be
provided to the building from prop-
erty edges, adjacent lots, abutting
street intersections, crosswalks, and
transit stops.
v. Features such as entries, lob-
bies, and display windows should be
oriented to a street or pedestrian-ori-
ented space; otherwise, screening or
decorative features such as trellises,
artwork, murals, landscaping, or
combinations thereof should be in-
corporated into the street-oriented
facade.
d. Guidelines Applicable to Districts
‘A’ and ‘D’:
i. For projects that include residen-
tial uses, entries should provide tran-
sition space between the public
street and the private residence such
as a porch, landscaped area, ter-
race, common area, lobby, or similar
feature.
ii. Features such as entries, lob-
bies, and display windows should be
oriented to a street; otherwise,
screening or art features such as trel-
lises, artwork, murals, landscaping,
or combinations thereof should be in-
4-3-100E
(Revised 7/07)3 - 46
corporated into the street-oriented
facade.
iii. Entries from the street should be
clearly marked with canopies, archi-
tectural elements, ornamental light-
ing, or landscaping. Entries from
parking lots should be subordinate to
those related to the street for build-
ings within District ‘A’.
e. Guideline Applicable to Districts
‘B’ and ‘E’: Front yards should provide
transition space between the public
street and the private residence such as
a porch, landscaped area, terrace, or
similar feature.
f. Guideline Applicable to District
‘C’: For projects that include residential
uses, entries should provide transition
space between the public street and the
private residence such as a porch, land-
scaped area, terrace, common area,
lobby, or similar feature.
4. Transition to Surrounding Develop-
ment:
Intent: To shape redevelopment projects so
that the character and value of Renton’s long-
established, existing neighborhoods are pre-
served.
a. Minimum Standards for Districts
‘A’ and ‘D’: Careful siting and design
treatment are necessary to achieve a
compatible transition where new build-
ings differ from surrounding development
in terms of building height, bulk and
scale. At least one of the following design
elements shall be considered to promote
a transition to surrounding uses:
i. Setbacks at the side or rear of a
building may be increased by the Re-
viewing Official in order to reduce the
bulk and scale of larger buildings and
so that sunlight reaches adjacent
yards;
ii. Building proportions, including
step-backs on upper levels;
iii. Building articulation to divide a
larger architectural element into
smaller increments; or
iv. Roof lines, roof pitches, and roof
shapes designed to reduce apparent
bulk and transition with existing de-
velopment.
b. Minimum Standards for Districts
‘B’ and ‘E’: Careful siting and design
treatment are necessary to achieve a
compatible transition where new build-
ings differ from surrounding development
in terms of building height, bulk, and
scale. At least one of the following design
elements shall be considered to promote
a transition to surrounding uses:
i. Setbacks at the side or rear of a
building may be increased in order to
reduce the bulk and scale of larger
buildings and so that sunlight
reaches adjacent yards; or
ii. Building articulation provided to
divide a larger architectural element
into smaller pieces; or
iii. Roof lines, roof pitches, and roof
shapes designed to reduce apparent
bulk and transition with existing de-
velopment.
c. Minimum Standards for District
‘C’:
i. For properties along North 6th
Street and Logan Avenue North (be-
tween North 4th Street and North 6th
Street), applicants shall demonstrate
how their project provides an appro-
priate transition to the long-estab-
lished, existing neighborhood south
of North 6th Street known as the
North Renton Neighborhood.
ii. For properties located south of
North 8th Street, east of Garden Av-
enue North, applicants must demon-
strate how their project appropriately
provides transitions to existing indus-
trial uses.
4-3-100E
3 - 47 (Revised 7/07)
5. Service Element Location and Design:
Intent: To reduce the potential negative im-
pacts of service elements (i.e., waste recep-
tacles, loading docks) by locating service and
loading areas away from high-volume pedes-
trian areas, and screening them from view in
high visibility areas.
a. Minimum Standards for All Dis-
tricts:
i. Service elements shall be located
and designed to minimize the im-
pacts on the pedestrian environment
and adjacent uses. Service elements
shall be concentrated and located
where they are accessible to service
vehicles and convenient for tenant
use (see illustration, RMC
4-3-100E7e).
ii. Garbage, recycling collection,
and utility areas shall be enclosed,
consistent with RMC 4-4-090,
Refuse and Recyclables Standards,
and RMC 4-4-095, Screening and
Storage Height/Location Limitations.
iii. In addition to standard enclosure
requirements, garbage, recycling
collection, and utility areas shall be
enclosed on all sides, including the
roof and screened around their pe-
rimeter by a wall or fence and have
self-closing doors (see illustration,
RMC 4-3-100E7f).
iv. The use of chain link, plastic, or
wire fencing is prohibited.
v. If the service area is adjacent to
a street, pathway, or pedestrian-ori-
ented space, a landscaped planting
strip, minimum three feet (3′) wide,
shall be located on three (3) sides of
such facility.
b. Guideline Applicable to All Dis-
tricts: Service enclosure fences should
be made of masonry, ornamental metal
or wood, or some combination of the
three (3).
6. Gateways:
Intent: To distinguish gateways as primary
entrances to districts or to the City; provide
special design features and architectural ele-
ments at gateways; and ensure that gate-
ways, while they are distinctive within the
context of the district, are compatible with the
district in form and scale.
a. Minimum Standards for Districts
‘C’ and ‘D’:
i. Developments located at district
gateways shall be marked with visu-
ally prominent features (see illustra-
tion, subsection E7g of this Section).
ii. Gateway elements shall be ori-
ented toward and scaled for both pe-
destrians and vehicles (see
illustration, subsection E7h of this
Section).
iii. Visual prominence shall be dis-
tinguished by two (2) or more of the
following:
(a) Public art;
(b) Monuments;
(c) Special landscape treatment;
(d) Open space/plaza;
(e) Identifying building form;
(f) Special paving, unique pedes-
trian scale lighting, or bollards;
(g) Prominent architectural fea-
tures (trellis, arbor, pergola, or ga-
zebo);
(h) Signage, displaying neighbor-
hood or district entry identification
(commercial signs are not allowed).
4-3-100E
(Revised 7/07)3 - 48
7. Illustrations.
a. Pedestrian-oriented facades (see subsection E2b(i) of this Section).
b. Street-level residential (see subsection E2b(iv) of this Section).
4-3-100E
3 - 49 (Revised 7/07)
c. Buildings without pedestrian-oriented uses (see subsection E2b(v) of this Section).
d. Building entries (see subsection E3b(iii) of this Section).
4-3-100E
(Revised 7/07)3 - 50
e. Service elements located to minimize the impact on the pedestrian environment (see subsec-
tion E5a(i) of this Section).
f. Service enclosure (see subsection E5a(iii) of this Section).
4-3-100E
3 - 51 (Revised 7/07)
g. Distinguishable building form appropriate for gateway locations (see subsection E6a(i) of this
Section).
h. Gateway landscaping, open space, pedestrian amenities and signage that identifies the com-
mercial area (see subsection E6a(ii) of this Section).
(Ord. 5029, 11-24-2003; Ord. 5124, 2-7-2005; Ord. 5286, 5-14-2007)
4-3-100F
(Revised 7/07)3 - 52
F. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to
the Urban Center and the Center Village; in-
corporate various modes of transportation,
including public mass transit, in order to re-
duce traffic volumes and other impacts from
vehicles; ensure sufficient parking is pro-
vided, while encouraging creativity in reduc-
ing the impacts of parking areas; allow an
active pedestrian environment by maintaining
contiguous street frontages, without parking
lot siting along sidewalks and building fa-
cades; minimize the visual impact of parking
lots; and use access streets and parking to
maintain an urban edge to the district.
1. Location of Parking:
Intent: To maintain active pedestrian envi-
ronments along streets by placing parking
lots primarily in back of buildings.
a. Minimum Standard for Districts
‘A’, ‘B’ and ‘D’: No surface parking shall
be located between a building and the
front property line or the building and side
property line on the street side of a corner
lot.
b. Minimum Standards for District
‘C’:
i. On Designated Pedestrian-Ori-
ented Streets:
(a) Parking shall be at the side
and/or rear of a building, with the
exception of on-street parallel
parking. No more than sixty feet
(60′) of the street frontage mea-
sured parallel to the curb shall be
occupied by off-street parking
and vehicular access.
(b) On-street parallel parking
spaces located adjacent to the
site can be included in calcula-
tion of required parking. For
parking ratios based on use and
zone, see RMC 4-4-080, Park-
ing, Loading and Driveway Reg-
ulations.
(c) On-street parallel parking
shall be required on both sides of
the street.
ii. All parking lots located between
a building and street or visible from a
street shall feature landscaping be-
tween the sidewalk and building; see
RMC 4-4-080F, Parking Lot Design
Standards.
iii. Surface Parking Lots: The ap-
plicant must successfully demon-
strate that the surface parking lot is
designed to facilitate future struc-
tured parking and/or other infill devel-
opment. For example, an appropriate
surface parking area would feature a
one thousand five hundred foot
(1,500′) maximum perimeter area
and a minimum dimension on one
side of two hundred feet (200′), un-
less project proponent can demon-
strate future alternative use of the
area would be physically possible.
Exception: If there are size con-
straints inherent in the original parcel
(see illustration, subsection F5a of
this Section).
c. Minimum Standards for District
‘E’:
i. No surface parking shall be lo-
cated between a building and the
front property line or the building and
side property line on the street side of
a corner lot.
ii. Parking shall be located off an al-
ley if an alley is present.
d. Guideline Applicable to Districts
‘A’, ‘B’, ‘C’ and ‘D’: In areas of mixed
use development, shared parking is rec-
ommended.
e. Guidelines Applicable to District
‘C’:
i. If a limited number of parking
spaces are made available in front of
a building for passenger drop-off and
pick-up, they shall be parallel to the
building facade.
4-3-100F
3 - 53 (Revised 7/07)
ii. When fronting on streets not des-
ignated as pedestrian-oriented, park-
ing lots should be located on the
interior portions of blocks and
screened from the surrounding road-
ways by buildings, landscaping and/
or gateway features as dictated by lo-
cation.
2. Design of Surface Parking:
Intent: To ensure safety of users of parking
areas, convenience to businesses, and re-
duce the impact of parking lots wherever pos-
sible.
a. Minimum Standards for Districts
‘A’, ‘C’ and ‘D’:
i. Parking lot lighting shall not spill
onto adjacent or abutting properties
(see illustration, subsection F5b of
this Section).
ii. All surface parking lots shall be
landscaped to reduce their visual im-
pact (see RMC 4-4-080F7, Land-
scape Requirements).
b. Guidelines Applicable to Districts
‘A’, ‘C’ and ‘D’:
i. Wherever possible, parking
should be configured into small units,
connected by landscaped areas to
provide on-site buffering from visual
impacts.
ii. Access to parking modules
should be provided by public or pri-
vate local streets with sidewalks on
both sides where possible, rather
than internal drive aisles.
iii. Where multiple driveways can-
not be avoided, provide landscaping
to separate and minimize their im-
pact on the streetscape.
3. Structured Parking Garages:
Intent: To more efficiently use land needed
for vehicle parking; encourage the use of
structured parking throughout the Urban
Center and the Center Village; physically and
visually integrate parking garages with other
uses; and reduce the overall impact of park-
ing garages when they are located in proxim-
ity to the designated pedestrian environment.
a. Minimum Standards for Districts
‘C’ and ‘D’:
i. Parking Structures Fronting
Designated Pedestrian-Oriented
Streets:
(a) Parking structures shall
provide space for ground floor
commercial uses along street
frontages at a minimum of sev-
enty five percent (75%) of the
frontage width (see illustration,
subsection F5c of this Section).
(b) The entire facade must fea-
ture a pedestrian-oriented fa-
cade.
ii. Parking Structures Fronting
Non-Pedestrian-Oriented Streets:
(a) Parking structures fronting
non-pedestrian-oriented streets
and not featuring a pedestrian-
oriented facade shall be set back
at least six feet (6′) from the side-
walk and feature substantial
landscaping. This includes a
combination of evergreen and
deciduous trees, shrubs, and
ground cover. This setback shall
be increased to ten feet (10′) ad-
jacent to high visibility streets.
(b) The Director may allow a
reduced setback where the ap-
plicant can successfully demon-
strate that the landscaped area
and/or other design treatment
meets the intent of these stan-
dards and guidelines. Possible
treatments to reduce the setback
include landscaping components
plus one or more of the following
integrated with the architectural
design of the building:
(1) Ornamental grillwork (other
than vertical bars);
(2) Decorative artwork;
4-3-100F
(Revised 7/07)3 - 54
(3) Display windows;
(4) Brick, tile, or stone;
(5) Pre-cast decorative panels;
(6) Vine-covered trellis;
(7) Raised landscaping beds
with decorative materials; or
(8) Other treatments that meet
the intent of this standard.
(c) Facades shall be articulated
architecturally, so as to maintain
a human scale and to avoid a
solid wall. Vehicular entrances to
nonresidential or mixed use
parking structures shall be artic-
ulated by arches, lintels, ma-
sonry trim, or other architectural
elements and/or materials (see
illustration, subsection F5d of
this Section).
b. Minimum Standards for District
‘D’:
i. Parking structures shall provide
space for ground floor commercial
uses along street frontages at a min-
imum of seventy five percent (75%)
of the frontage width (see illustration,
subsection F5c of this Section).
ii. The entire facade must feature a
pedestrian-oriented facade.
iii. Facades shall be articulated ar-
chitecturally, so as to maintain a hu-
man scale and to avoid a solid wall.
Vehicular entrances to nonresidential
or mixed use parking structures shall
be articulated by arches, lintels, ma-
sonry trim, or other architectural ele-
ments and/or materials (see
illustration, subsection F5d of this
Section).
c. Guidelines Applicable to Districts
‘A’, ‘C’ and ‘D’:
i. Parking garage entries should be
designed and sited to complement,
not subordinate, the pedestrian en-
try. If possible, locate the parking en-
try away from the primary street, to
either the side or rear of the building.
ii. Parking garage entries should
not dominate the streetscape.
iii. The design of structured parking
at finished grade under a building
should minimize the apparent width
of garage entries.
iv. Parking within the building
should be enclosed or screened
through any combination of walls,
decorative grilles, or trellis work with
landscaping.
v. Parking garages should be de-
signed to be complementary with ad-
jacent buildings. Use similar forms,
materials, and/or details to enhance
garages.
vi. Parking service and storage
functions should be located away
from the street edge and generally
not be visible from the street or side-
walks.
d. Guidelines Applicable to Districts
‘B’ and ‘E’:
i. Attached personal parking ga-
rages at-grade should be individual-
ized and not enclose more than two
(2) cars per enclosed space. Such
garages should be architecturally in-
tegrated into the whole development.
ii. Multiple-user parking garages at-
grade should be enclosed or
screened from view through any
combination of walls, decorative
grilles, or trellis work with landscap-
ing.
iii. Personal parking garages
should be individualized whenever
possible with separate entries and
architectural detailing in character
with the lower density district.
iv. Large multi-user parking ga-
rages are discouraged in this lower
density district and, if provided,
4-3-100F
3 - 55 (Revised 7/07)
should be located below grade
whenever possible.
4. Vehicular Access:
Intent: To maintain a contiguous, uninter-
rupted sidewalk by minimizing, consolidating
and/or eliminating vehicular access off
streets within pedestrian environments and/
or designated pedestrian-oriented streets.
a. Minimum Standard for Districts ‘B’
and ‘E’: Parking lots and garages shall
be accessed from alleys when available.
b. Minimum Standards for District
‘C’:
i. Parking garages shall be ac-
cessed at the rear of buildings or
from non-pedestrian-oriented streets
when available.
ii. Surface parking driveways are
prohibited on pedestrian-oriented
streets.
iii. Parking lot entrances, drive-
ways, and other vehicular access
points on high visibility streets shall
be restricted to one entrance and exit
lane per five hundred (500) linear
feet as measured horizontally along
the street.
c. Guidelines Applicable to Districts
‘A’ and ‘D’:
i. Parking lots and garages should
be accessed from alleys or side
streets.
ii. Driveways should be located to
be visible from the right-of-way, but
not impede pedestrian circulation on-
site or to adjoining properties. Where
possible, minimize the number of
driveways and curb cuts.
d. Guidelines Applicable to Districts
‘B’ and ‘E’:
i. Garage entryways and/or drive-
ways accessible only from a street
should not impede pedestrian circu-
lation along the sidewalk.
ii. Curb cuts should be minimized
whenever possible through the use
of shared driveways.
4-3-100F
(Revised 7/07)3 - 56
5. Illustrations.
a. Parking and vehicular access in District ‘C’ (see subsection F1b(iii) of this Section).
4-3-100F
3 - 57 (Revised 7/07)
b. Parking lot lighting (see subsection F2a(i) of this Section).
c. Parking structure fronting on pedestrian-oriented street with pedestrian-oriented uses and fa-
cades along the ground floor (see subsection F3a(i)(a) of this Section).
4-3-100G
(Revised 7/07)3 - 58
d. Parking structure designed to enhance streetscape (see subsection F3a(ii)(c) of this Section).
(Ord. 5029, 11-24-2003; Ord. 5124, 2-7-2005; Ord. 5286, 5-14-2007)
G. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of de-
velopment in the Urban Center and the Cen-
ter Village by creating pedestrian networks
and by providing strong links from streets and
drives to building entrances; make the pedes-
trian environment safer and more convenient,
comfortable, and pleasant to walk between
businesses, on sidewalks, to and from ac-
cess points, and through parking lots; and
promote the use of multi-modal and public
transportation systems in order to reduce
other vehicular traffic.
1. Pathways through Parking Lots:
Intent: To provide safe and attractive pedes-
trian connections to buildings, parking ga-
rages, and parking lots.
a. Minimum Standards for Districts
‘C’ and ‘D’:
i. Clearly delineated pedestrian
pathways and/or private streets shall
be provided throughout parking ar-
eas.
ii. Within parking areas, pedestrian
pathways shall be provided perpen-
dicular to the applicable building fa-
cade, at a maximum distance of one
hundred and fifty feet (150′) apart
(see illustration, subsection G4a of
this Section).
2. Pedestrian Circulation:
Intent: To create a network of linkages for pe-
destrians to improve safety and convenience
and enhance the pedestrian environment.
a. Minimum Standards for Districts
‘A’, ‘C’ and ‘D’:
i. Developments shall include an in-
tegrated pedestrian circulation sys-
tem that connects buildings, open
space, and parking areas with the
adjacent street sidewalk system and
adjacent properties (see illustration,
subsection G4b of this Section).
ii. Sidewalks located between
buildings and streets shall be raised
above the level of vehicular travel.
4-3-100G
3 - 59 (Revised 7/07)
iii. Pedestrian pathways within
parking lots or parking modules shall
be differentiated by material or tex-
ture from adjacent paving materials
(see illustration, subsection G4c of
this Section).
iv. Sidewalks and pathways along
the facades of buildings shall be of
sufficient width to accommodate an-
ticipated numbers of users. Specifi-
cally:
(a) Sidewalks and pathways
along the facades of mixed use
and retail buildings one hundred
(100) or more feet in width (mea-
sured along the facade) shall
provide sidewalks at least twelve
feet (12′) in width. The walkway
shall include an eight foot (8′)
minimum unobstructed walking
surface and street trees (see il-
lustration, subsection G4d of this
Section).
(b) To increase business visibil-
ity and accessibility, breaks in
the tree coverage adjacent to
major building entries shall be al-
lowed.
(c) For all other interior path-
ways, the proposed walkway
shall be of sufficient width to ac-
commodate the anticipated num-
ber of users. A ten to twelve foot
(10′ – 12′) pathway, for example,
can accommodate groups of per-
sons walking four (4) abreast, or
two (2) couples passing one an-
other. An eight foot (8′) pathway
will accommodate three (3) indi-
viduals walking abreast,
whereas a smaller five to six foot
(5′ – 6′) pathway will accommo-
date two (2) individuals.
v. Locate pathways with clear sight
lines to increase safety. Landscaping
shall not obstruct visibility of walkway
or sight lines to building entries.
vi. All pedestrian walkways shall
provide an all-weather walking sur-
face unless the applicant can dem-
onstrate that the proposed surface is
appropriate for the anticipated num-
ber of users and complementary to
the design of the development.
b. Guidelines Applicable to All Dis-
tricts:
i. Delineation of pathways may be
through the use of architectural fea-
tures, such as trellises, railings, low
seat walls, or similar treatment.
ii. Mid-block connections are desir-
able where a strong linkage between
uses can be established.
iii. Decorative fences, with the ex-
ception of chain link fences, may be
allowed when appropriate to the situ-
ation.
c. Guidelines Applicable to District
‘C’ Only:
i. Through-block connections
should be made between buildings,
between streets, and to connect
sidewalks with public spaces. Pre-
ferred location for through-block con-
nections is mid-block (see
illustration, subsection G4e of this
Section).
ii. Between buildings of up to and
including two (2) stories in height,
through-block connections should be
at least six feet (6′) in width.
iii. Between buildings three (3) sto-
ries in height or greater, through-
block connections should be at least
twelve feet (12′) in width.
iv. Transit stops should be located
along designated transit routes a
maximum of one-quarter (0.25) mile
apart.
v. As an alternative to some of the
required street trees, developments
may provide pedestrian-scaled light
fixtures at appropriate spacing and
no taller than fourteen feet (14′) in
height. No less than one tree or light
fixture per thirty (30) lineal feet of the
4-3-100G
(Revised 7/07)3 - 60
required walkway should be pro-
vided.
3. Pedestrian Amenities:
Intent: To create attractive spaces that unify
the building and street environments and are
inviting and comfortable for pedestrians; and
provide publicly accessible areas that func-
tion for a variety of activities, at all times of the
year, and under typical seasonal weather
conditions.
a. Minimum Standards for District
‘C’:
i. On designated pedestrian-ori-
ented streets, provide pedestrian
overhead weather protection in the
form of awnings, marquees, cano-
pies, or building overhangs. These
elements shall be a minimum of four
and one-half feet (4-1/2′) wide along
at least seventy five percent (75%) of
the length of the building facade fac-
ing the designated pedestrian-ori-
ented street, a maximum height of
fifteen feet (15′) above the ground el-
evation, and no lower than eight feet
(8′) above ground level.
ii. Site furniture provided in public
spaces shall be made of durable,
vandal- and weather-resistant mate-
rials that do not retain rainwater and
can be reasonably maintained over
an extended period of time.
iii. Site furniture and amenities shall
not impede or block pedestrian ac-
cess to public spaces or building en-
trances.
b. Minimum Standards for District
‘D’:
i. Provide pedestrian overhead
weather protection in the form of aw-
nings, marquees, canopies, or build-
ing overhangs. These elements shall
be a minimum of four and one-half
feet (4-1/2′) wide along at least sev-
enty five percent (75%) of the length
of the building facade, a maximum
height of fifteen feet (15′) above the
ground elevation, and no lower than
eight feet (8′) above ground level.
ii. Site furniture provided in public
spaces shall be made of durable,
vandal- and weather-resistant mate-
rials that do not retain rainwater and
can be reasonably maintained over
an extended period of time.
iii. Site furniture and amenities shall
not impede or block pedestrian ac-
cess to public spaces or building en-
trances.
c. Minimum Standards for District ‘E’
Only:
i. Site furniture provided in public
spaces shall be made of durable,
vandal- and weather-resistant mate-
rials that do not retain rainwater and
can be reasonably maintained over
an extended period of time.
ii. Site furniture and amenities shall
not impede or block pedestrian ac-
cess to public spaces or building en-
trances.
d. Guidelines Applicable to Districts
‘C’, ‘D’ and ‘E’:
i. Transit shelters, bicycle racks,
benches, trash receptacles, and
other street furniture should be pro-
vided.
ii. Street amenities such as outdoor
group seating, kiosks, fountains, and
public art should be provided.
iii. Architectural elements that in-
corporate plants, such as facade-
mounted planting boxes or trellises
or ground-related or hanging con-
tainers are encouraged, particularly
at building entrances, in publicly ac-
cessible spaces, and at facades
along pedestrian-oriented streets
(see illustration, subsection G4f of
this Section).
4-3-100G
3 - 61 (Revised 7/07)
4. Illustrations.
a. Pedestrian walkways within parking lots (see subsection G1a(ii) of this Section).
b. Integrated pedestrian access system (pathways are shown in solid black lines) (see subsection
G2a(i) of this Section).
4-3-100G
(Revised 7/07)3 - 62
c. Parking lot pedestrian interior walkway (see subsection G2a(iii) of this Section).
d. Sidewalks along retail building facade (see subsection G2a(iv)(a) of this Section).
4-3-100H
3 - 63 (Revised 7/07)
e. Through-block pedestrian connections (see subsection G2c(i) of this Section).
f. Pedestrian amenities incorporated into development (see subsection G3d(iii) of this Section).
(Ord. 5029, 11-24-2003; Ord. 5124, 2-7-2005; Ord. 5286, 5-14-2007)
H. LANDSCAPING/RECREATION
AREAS/COMMON OPEN SPACE:
Intent: To provide visual relief in areas of ex-
pansive paving or structures; define logical
areas of pedestrian and vehicular circulation;
and add to the aesthetic enjoyment of the
area by the community. To have areas suit-
able for both passive and active recreation by
residents, workers, and visitors; provide
these areas in sufficient amounts and in safe
and convenient locations; and provide the op-
portunity for community gathering in places
centrally located and designed to encourage
such activity.
1. Landscaping:
Intent: Landscaping is intended to reinforce
the architecture or concept of the area; pro-
vide visual and climatic relief in areas of ex-
pansive paving or structures; channelize and
define logical areas of pedestrian and vehic-
4-3-100H
(Revised 7/07)3 - 64
ular circulation; and add to the aesthetic en-
joyment of the area by the community.
a. Minimum Standards for All Dis-
tricts:
i. All pervious areas shall be land-
scaped (see RMC 4-4-070, Land-
scaping).
ii. Street trees are required and
shall be located between the curb
edge and building, as determined by
the City of Renton.
iii. On designated pedestrian-ori-
ented streets, street trees shall be in-
stalled with tree grates. For all other
streets, street tree treatment shall be
as determined by the City of Renton
(see illustration, subsection H3a of
this Section).
iv. The proposed landscaping shall
be consistent with the design intent
and program of the building, the site,
and use.
v. The landscape plan shall demon-
strate how the proposed landscap-
ing, through the use of plant material
and nonvegetative elements, rein-
forces the architecture or concept of
the development.
vi. Surface parking areas shall be
screened by landscaping in order to
reduce views of parked cars from
streets (see RMC 4-4-080F7, Land-
scape Requirements). Such land-
scaping shall be at least ten feet (10′)
in width as measured from the side-
walk (see illustration, subsection H3b
of this Section). Standards for plant-
ing shall be as follows:
(a) Trees at an average mini-
mum rate of one tree per thirty
(30) lineal feet of street frontage.
Permitted tree species are those
that reach a mature height of at
least thirty five feet (35′). Mini-
mum height or caliper at planting
shall be eight feet (8′) or two inch
(2′′) caliper (as measured four
feet (4′) from the top of the root
ball) respectively.
(b) Shrubs at the minimum rate
of one per twenty (20) square
feet of landscaped area. Shrubs
shall be at least twelve inches
(12′′) tall at planting and have a
mature height between three feet
(3′) and four feet (4′).
(c) Ground cover shall be
planted in sufficient quantities to
provide at least ninety percent
(90%) coverage of the land-
scaped area within three (3)
years of installation.
(d) The applicant shall provide
a maintenance assurance de-
vice, prior to occupancy, for a pe-
riod of not less than three (3)
years and in sufficient amount to
ensure required landscape stan-
dards have been met by the third
year following installation.
(e) Surface parking with more
than fourteen (14) stalls shall be
landscaped as follows:
(1) Required Amount:
(2) Provide trees, shrubs, and
ground cover in the required inte-
rior parking lot landscape areas.
(3) Plant at least one tree for
every six (6) parking spaces.
Permitted tree species are those
that reach a mature height of at
least thirty five feet (35′). Mini-
mum height or caliper at planting
shall be eight feet (8′) or two inch
(2′′) caliper (as measured four
Total Number
of Spaces
Minimum Required Landscape
Area*
15 to 50 15 square feet/parking space
51 to 99 25 square feet/parking space
100 or more 35 square feet/parking space
* Landscape area calculations above and plant-
ing requirements below exclude perimeter park-
ing lot landscaping areas.
4-3-100H
3 - 65 (Revised 7/07)
feet (4′) from the top of the root
ball) respectively.
(4) Plant shrubs at a rate of five
(5) per one hundred (100)
square feet of landscape area.
Shrubs shall be at least sixteen
inches (16′′) tall at planting and
have a mature height between
three feet (3′) and four feet (4′).
(5) Up to fifty percent (50%) of
shrubs may be deciduous.
(6) Select and plant ground
cover so as to provide ninety per-
cent (90%) coverage within three
(3) years of planting; provided,
that mulch is applied until plant
coverage is complete.
(7) Do not locate a parking stall
more than fifty feet (50′) from a
landscape area.
vii. Regular maintenance shall be
provided to ensure that plant materi-
als are kept healthy and that dead or
dying plant materials are replaced.
viii. Underground, automatic irriga-
tion systems are required in all land-
scape areas.
b. Guidelines Applicable to all Dis-
tricts:
i. Landscaping should be used to
soften and integrate the bulk of build-
ings.
ii. Landscaping should be provided
that appropriately provides either
screening of unwanted views or fo-
cuses attention to preferred views.
iii. Use of low maintenance,
drought-resistant landscape material
is encouraged.
iv. Choice of materials should re-
flect the level of maintenance that will
be available.
v. Seasonal landscaping and con-
tainer plantings are encouraged, par-
ticularly at building entries and in
publicly accessible spaces.
vi. Window boxes, containers for
plantings, hanging baskets, or other
planting feature elements should be
made of weather-resistant materials
that can be reasonably maintained.
vii. Landscaping should be used to
screen parking lots from adjacent or
neighboring properties.
c. Guidelines Applicable to Districts
‘B’ and ‘E’:
i. Front yards should be visible from
the street and visually contribute to
the streetscape.
ii. Decorative walls and fencing are
encouraged when architecturally in-
tegrated into the project.
2. Recreation Areas and Common Open
Space:
Intent: To ensure that districts have areas
suitable for both passive and active recre-
ation by residents, workers, and visitors and
that these areas are of sufficient size for the
intended activity and in convenient locations;
create usable, accessible, and inviting open
space that is accessible to the public; and
promote pedestrian activity on pedestrian-ori-
ented streets particularly at street corners.
a. Minimum Standards for Districts
‘A’, ‘C’ and ‘D’:
i. Mixed use residential and at-
tached housing developments of ten
(10) or more dwelling units shall pro-
vide a minimum area of common
space or recreation area equal to fifty
(50) square feet per unit. The com-
mon space area shall be aggregated
to provide usable area(s) for resi-
dents. The location, layout, and pro-
posed type of common space or
recreation area shall be subject to
approval by the Director. The re-
quired common open space shall be
satisfied with one or more of the ele-
ments listed below. The Director may
require more than one of the follow-
4-3-100H
(Revised 7/07)3 - 66
ing elements for developments hav-
ing more than one hundred (100)
units.
(a) Courtyards, plazas, or
multi-purpose open spaces;
(b) Upper level common decks,
patios, terraces, or roof gardens.
Such spaces above the street
level must feature views or
amenities that are unique to the
site and are provided as an asset
to the development;
(c) Pedestrian corridors dedi-
cated to passive recreation and
separate from the public street
system;
(d) Recreation facilities includ-
ing, but not limited to, tennis/
sports courts, swimming pools,
exercise areas, game rooms, or
other similar facilities; or
(e) Children’s play spaces.
ii. In mixed use residential and at-
tached residential projects, required
landscaping, driveways, parking, or
other vehicular use areas shall not be
counted toward the common space
requirement or be located in dedi-
cated outdoor recreation or common
use areas.
iii. In mixed use residential and at-
tached residential projects required
yard setback areas shall not count to-
ward outdoor recreation and com-
mon space unless such areas are
developed as private or semi-private
(from abutting or adjacent properties)
courtyards, plazas or passive use ar-
eas containing landscaping and
fencing sufficient to create a fully us-
able area accessible to all residents
of the development (see illustration,
subsection H3c of this Section).
iv. Private decks, balconies, and
private ground floor open space shall
not count toward the common space/
recreation area requirement.
v. In mixed use residential and at-
tached residential projects, other re-
quired landscaping and sensitive
area buffers without common access
links, such as pedestrian trails, shall
not be included toward the required
recreation and common space re-
quirement.
vi. All buildings and developments
with over thirty thousand (30,000)
square feet of nonresidential uses
(excludes parking garage floorplate
areas) shall provide pedestrian-ori-
ented space (see illustration, sub-
section H3d of this Section)
according to the following formula:
1% of the lot area + 1% of the build-
ing area = Minimum amount of pe-
destrian-oriented space
vii. To qualify as pedestrian-ori-
ented space, the following must be
included:
(a) Visual and pedestrian ac-
cess (including barrier-free ac-
cess) to the abutting structures
from the public right-of-way or a
nonvehicular courtyard;
(b) Paved walking surfaces of
either concrete or approved unit
paving;
(c) On-site or building-mounted
lighting providing at least four (4)
foot-candles (average) on the
ground; and
(d) At least three feet (3′) of
seating area (bench, ledge, etc.)
or one individual seat per sixty
(60) square feet of plaza area or
open space.
viii. The following features are en-
couraged in pedestrian-oriented
space (see illustration, subsection
H3e of this Section) and may be re-
quired by the Director:
(a) Provide pedestrian-ori-
ented uses on the building fa-
4-3-100H
3 - 67 (Revised 7/07)
cade facing the pedestrian-
oriented space.
(b) Spaces should be posi-
tioned in areas with significant
pedestrian traffic to provide inter-
est and security – such as adja-
cent to a building entry.
(c) Provide pedestrian-oriented
facades on some or all buildings
facing the space.
(d) Provide movable public
seating.
ix. The following are prohibited
within pedestrian-oriented space:
(a) Adjacent unscreened park-
ing lots;
(b) Adjacent chain link fences;
(c) Adjacent blank walls;
(d) Adjacent dumpsters or ser-
vice areas; and
(e) Outdoor storage (shopping
carts, potting soil bags, firewood,
etc.) that do not contribute to the
pedestrian environment.
x. The minimum required walkway
areas shall not count as pedestrian-
oriented space. However, where
walkways are widened or enhanced
beyond minimum requirements, the
area may count as pedestrian-ori-
ented space if the Director deter-
mines such space meets the
definition of pedestrian-oriented
space.
b. Minimum Standard for Districts ‘B’
and ‘E’: Attached housing developments
shall provide a minimum area of private
usable open space equal to one hundred
fifty (150) square feet per unit of which
one hundred (100) square feet are con-
tiguous. Such space may include
porches, balconies, yards, and decks.
c. Minimum Standard for District ‘C’:
The location of public open space shall
be considered in relation to building ori-
entation, sun and light exposure, and lo-
cal micro-climatic conditions.
d. Guidelines Applicable to Districts
‘A’, ‘C’ and ‘D’:
i. Common space areas in mixed
use residential and attached residen-
tial projects should be centrally lo-
cated so they are near a majority of
dwelling units, accessible and usable
to residents, and visible from sur-
rounding units.
ii. Common space areas should be
located to take advantage of sur-
rounding features such as building
entrances, significant landscaping,
unique topography or architecture,
and solar exposure.
iii. In mixed use residential and at-
tached residential projects children’s
play space should be centrally lo-
cated, visible from the dwellings, and
away from hazardous areas like gar-
bage dumpsters, drainage facilities,
streets, and parking areas.
e. Guideline Applicable to District
‘C’: Developments located at street inter-
section corners on designated pedes-
trian-oriented streets are encouraged to
provide pedestrian-oriented space adja-
cent to the street corner to emphasize
pedestrian activity (see illustration, sub-
section H3f of this Section).
4-3-100H
(Revised 7/07)3 - 68
3. Illustrations.
a. Street tree installed with tree grate (see subsection H1a(iii) of this Section).
b. Parking lot landscaped buffer (see subsection H1a(vi) of this Section).
4-3-100H
3 - 69 (Revised 7/07)
c. Visible and accessible common area featuring landscaping and other amenities (see subsec-
tion H2a(iii) of this Section).
d. Pedestrian-oriented space associated with a large-scale retail building (see subsection H2a(vi)
of this Section).
4-3-100I
(Revised 7/07)3 - 70
e. Pedestrian-oriented spaces, visible from the street, including ample seating areas, movable fur-
niture, special paving, landscaping components and pedestrian-oriented uses (see subsection
H2a(viii) of this Section).
f. Building setbacks increased at street corners along pedestrian-oriented streets to encourage
provisions for pedestrian-oriented spaces (see subsection H2e of this Section).
(Ord. 5029, 11-24-2003; Ord. 5124, 2-7-2005; Ord. 5286, 5-14-2007)
I. BUILDING ARCHITECTURAL
DESIGN:
Intent: To encourage building design that is
unique and urban in character, comfortable
on a human scale, and uses appropriate
building materials that are suitable for the Pa-
cific Northwest climate. To discourage fran-
chise retail architecture.
1. Building Character and Massing:
Intent: To ensure that buildings are not bland
and visually appear to be at a human scale;
and ensure that all sides of a building, that
can be seen by the public, are visually inter-
esting.
a. Minimum Standard for Districts ‘A’
and ‘D’: All building facades shall include
4-3-100I
3 - 71 (Revised 7/07)
modulation or articulation at intervals of
no more than forty feet (40′).
b. Minimum Standard for Districts ‘B’
and ‘E’: All building facades shall include
modulation or articulation at intervals of
no more than twenty feet (20′).
c. Minimum Standards for District
‘C’:
i. All building facades shall include
measures to reduce the apparent
scale of the building and add visual
interest. Examples include modula-
tion, articulation, defined entrances,
and display windows (see illustration,
subsection I5a of this Section).
ii. All buildings shall be articulated
with one or more of the following:
(a) Defined entry features;
(b) Window treatment;
(c) Bay windows and/or balco-
nies;
(d) Roof line features; or
(e) Other features as approved
by the Director.
iii. Single purpose residential build-
ings shall feature building modulation
as follows (see illustration, subsec-
tion I5b of this Section):
(a) The maximum width (as
measured horizontally along the
building’s exterior) without build-
ing modulation shall be forty feet
(40′).
(b) The minimum width of mod-
ulation shall be fifteen feet (15′).
(c) The minimum depth of mod-
ulation shall be the greater of six
feet (6′) or not less than two-
tenths (0.2) multiplied by the
height of the structure (finished
grade to the top of the wall).
d. Guidelines Applicable to Districts
‘A’, ‘B’, ‘D’ and ‘E’:
i. Building facades should be mod-
ulated and/or articulated with archi-
tectural elements to reduce the
apparent size of new buildings, break
up long blank walls, add visual inter-
est, and enhance the character of the
neighborhood.
ii. Articulation, modulation, and
their intervals should create a sense
of scale important to residential build-
ings.
iii. A variety of modulations and ar-
ticulations should be employed to
add visual interest and to reduce the
bulk and scale of large projects.
e. Guideline Applicable to Districts
‘B’ and ‘E’: Building modulations should
be a minimum of two feet (2′) in depth
and four feet (4′) in width.
f. Guidelines Applicable to Districts
‘A’ and ‘D’:
i. Building modulations should be a
minimum of two feet (2′) deep, six-
teen feet (16′) in height, and eight
feet (8′) in width.
ii. Alternative methods to shape a
building such as angled or curved fa-
cade elements, off-set planes, wing
walls, and terracing will be consid-
ered; provided, that the intent of this
Section is met.
g. Guidelines Applicable to District
‘C’:
i. Although streetfront buildings
along designated pedestrian streets
should strive to create a uniform
street edge, building facades should
generally be modulated and/or artic-
ulated with architectural elements to
reduce the apparent size of new
buildings, break up long blank walls,
add visual interest, and enhance the
character of the neighborhood.
4-3-100I
(Revised 7/07)3 - 72
ii. Style: Buildings should be urban
in character.
iii. Buildings greater than one hun-
dred and sixty feet (160′) in length
should provide a variety of tech-
niques to reduce the apparent bulk
and scale of the facade or provide an
additional special design feature
such as a clock tower, courtyard,
fountain, or public gathering place to
add visual interest (see illustration,
subsection I5c of this Section).
2. Ground-Level Details:
Intent: To ensure that buildings are visually
interesting and reinforce the intended hu-
man-scale character of the pedestrian envi-
ronment; and ensure that all sides of a
building within near or distant public view
have visual interest.
a. Minimum Standards for All Dis-
tricts:
i. Untreated blank walls visible from
public streets, sidewalks, or interior
pedestrian pathways are prohibited.
A wall (including building facades
and retaining walls) is considered a
blank wall if:
(a) It is a ground floor wall or
portion of a ground floor wall
over six feet (6′) in height, has a
horizontal length greater than fif-
teen feet (15′), and does not in-
clude a window, door, building
modulation or other architectural
detailing; or
(b) Any portion of a ground
floor wall having a surface area
of four hundred (400) square feet
or greater and does not include a
window, door, building modula-
tion or other architectural detail-
ing.
ii. Where blank walls are required
or unavoidable, blank walls shall be
treated with one or more of the fol-
lowing (see illustration, subsection
I5d of this Section):
(a) A planting bed at least five
feet (5′) in width containing trees,
shrubs, evergreen ground cover,
or vines adjacent to the blank
wall;
(b) Trellis or other vine sup-
ports with evergreen climbing
vines;
(c) Architectural detailing such
as reveals, contrasting materials,
or other special detailing that
meets the intent of this standard;
(d) Artwork, such as bas-relief
sculpture, mural, or similar; or
(e) Seating area with special
paving and seasonal planting.
iii. Treatment of blank walls shall be
proportional to the wall.
iv. Provide human-scaled elements
such as a lighting fixture, trellis, or
other landscape feature along the fa-
cade’s ground floor.
v. Facades on designated pedes-
trian-oriented streets shall have at
least seventy five percent (75%) of
the linear frontage of the ground floor
facade (as measured on a true eleva-
tion facing the designated pedes-
trian-oriented street) comprised of
transparent windows and/or doors.
vi. Other facade window require-
ments include the following:
(a) Building facades must have
clear windows with visibility into
and out of the building. However,
screening may be applied to pro-
vide shade and energy effi-
ciency. The minimum amount of
light transmittance for windows
shall be fifty percent (50%).
(b) Display windows shall be
designed for frequent change of
merchandise, rather than perma-
nent displays.
4-3-100I
3 - 73 (Revised 7/07)
(c) Where windows or store-
fronts occur, they must princi-
pally contain clear glazing.
(d) Tinted and dark glass,
highly reflective (mirror-type)
glass and film are prohibited.
b. Guidelines Applicable to Districts
‘A’, ‘C’ and ‘D’:
i. The primary building entrance
should be made visibly prominent by
incorporating a minimum of one of
the following architectural features
from each category listed (see illus-
tration, subsection I5e of this Sec-
tion):
(a) Facade Features:
(1) Recess;
(2) Overhang;
(3) Canopy;
(4) Trellis;
(5) Portico;
(6) Porch;
(7) Clerestory.
(b) Doorway Features:
(1) Transom windows;
(2) Glass windows flanking
door;
(3) Large entry doors;
(4) Ornamental lighting;
(5) Lighted displays.
(c) Detail Features:
(1) Decorative entry paving;
(2) Ornamental building name
and address;
(3) Planted containers;
(4) Street furniture (benches,
etc.).
ii. Artwork or building ornamenta-
tion (such as mosaics, murals, grill-
work, sculptures, relief, etc.) should
be used to provide ground-level de-
tail.
iii. Elevated or terraced planting
beds between the walkway and long
building walls are encouraged.
c. Guideline Applicable to Districts
‘B’ and ‘E’: Use of material variations
such as colors, brick, shingles, stucco,
and horizontal wood siding is encour-
aged.
3. Building Roof Lines:
Intent: To ensure that roof forms provide dis-
tinctive profiles and interest consistent with
an urban project and contribute to the visual
continuity of the district.
a. Minimum Standards for Districts
‘A’, ‘C’ and ‘D’: Buildings shall use at
least one of the following elements to cre-
ate varied and interesting roof profiles
(see illustration, subsection I5f of this
Section):
i. Extended parapets;
ii. Feature elements projecting
above parapets;
iii. Projected cornices;
iv. Pitched or sloped roofs.
(a) Locate and screen roof-
mounted mechanical equipment
so that the equipment is not visi-
ble within one hundred fifty feet
(150′) of the structure when
viewed from ground level.
(b) Screening features shall
blend with the architectural char-
acter of the building, consistent
with RMC 4-4-095E, Roof-Top
Equipment.
4-3-100I
(Revised 7/07)3 - 74
(c) Match color of roof-
mounted mechanical equipment
to color of exposed portions of
the roof to minimize visual im-
pacts when equipment is visible
from higher elevations.
b. Guidelines Applicable to Districts
‘B’ and ‘E’:
i. Buildings containing predomi-
nantly residential uses should have
pitched roofs with a minimum slope
of one to four (1:4). Such roofs
should have dormers or intersecting
roof forms that break up the massive-
ness of a continuous, uninterrupted
sloping roof.
ii. Roof colors should be dark.
c. Guideline Applicable to District
‘C’: Building roof lines should be varied
to add visual interest to the building.
4. Building Materials:
Intent: To ensure high standards of quality
and effective maintenance over time; encour-
age the use of materials that reduce the vi-
sual bulk of large buildings; and encourage
the use of materials that add visual interest to
the neighborhood.
a. Minimum Standards for All Dis-
tricts:
i. All sides of buildings visible from
a street, pathway, parking area, or
open space shall be finished on all
sides with the same building materi-
als, detailing, and color scheme, or if
different, with materials of the same
quality.
ii. Materials, individually or in com-
bination, shall have an attractive tex-
ture, pattern, and quality of detailing
for all visible facades.
iii. Materials shall be durable, high
quality, and reasonably maintained.
b. Minimum Standard for Districts
‘A’, ‘C’ and ‘D’: Buildings shall employ
material variations such as colors, brick
or metal banding, patterns, or textural
changes.
c. Guidelines Applicable to All Dis-
tricts:
i. Building materials should be at-
tractive, durable, and consistent with
more traditional urban development.
Appropriate examples would include
brick, integrally colored concrete ma-
sonry, pre-finished metal, stone,
steel, glass, and cast-in-place con-
crete.
ii. Concrete walls should be en-
hanced by texturing, reveals, snap-
tie patterns, coloring with a concrete
coating or admixture, or by incorpo-
rating embossed or sculpted sur-
faces, mosaics, or artwork.
iii. Concrete block walls should be
enhanced with integral color, tex-
tured blocks and colored mortar, dec-
orative bond pattern and/or
incorporate other masonry materials.
iv. Stucco and similar troweled fin-
ishes should be used in combination
with other more highly textured fin-
ishes or accents. They should not be
used at the base of buildings be-
tween the finished floor elevation and
four feet (4′) above.
d. Guideline Applicable to Districts
‘B’ and ‘E’: Use of material variations
such as colors, brick or metal banding or
patterns, or textural changes is encour-
aged.
4-3-100I
3 - 75 (Revised 7/07)
5. Illustrations.
a. Building modulation and articulation (see subsection I1c(i) of this Section).
b. Single purpose residential building featuring building modulation to reduce the scale of the
building and add visual interest (see subsection I1c(iii) of this Section).
4-3-100I
(Revised 7/07)3 - 76
c. Reducing scale of long buildings (see subsection I1g(iii) of this Section).
d. Acceptable blank wall treatments (see subsection I2a(ii) of this Section).
4-3-100I
3 - 77 (Revised 7/07)
e. Building facade features (see subsection I2b(i) of this Section).
f. Preferred roof forms (see subsection I3a of this Section).
(Ord. 5029, 11-24-2003; Ord. 5124, 2-7-2005; Ord. 5286, 5-14-2007)
4-3-100J
(Revised 7/07)3 - 78
J. SIGNAGE:
Intent: To provide a means of identifying and
advertising businesses; provide directional
assistance; encourage signs that are both
clear and of appropriate scale for the project;
encourage quality signage that contributes to
the character of the Urban Center and the
Center Village; and create color and interest.
1. Minimum Standards for Districts ‘C’
and ‘D’:
a. Signage shall be an integral part of
the design approach to the building.
b. Corporate logos and signs shall be
sized appropriately for their location.
c. Prohibited signs include (see illustra-
tion, subsection J3a of this Section):
i. Pole signs;
ii. Roof signs;
iii. Back-lit signs with letters or
graphics on a plastic sheet (can
signs or illuminated cabinet signs).
Exceptions: Back-lit logo signs less
than ten (10) square feet are permit-
ted as are signs with only the individ-
ual letters back-lit.
d. In mixed use and multi-use buildings,
signage shall be coordinated with the
overall building design.
e. Freestanding ground-related monu-
ment signs, with the exception of primary
entry signs, shall be limited to five feet
(5′) above finished grade, including sup-
port structure. All such signs shall include
decorative landscaping (ground cover
and/or shrubs) to provide seasonal inter-
est in the area surrounding the sign. Al-
ternately, signage may incorporate stone,
brick, or other decorative materials as ap-
proved by the Director.
f. Entry signs shall be limited to the
name of the larger development.
2. Guidelines Applicable to Districts
‘C’ and ‘D’:
a. Alteration of trademarks notwith-
standing, corporate signage should
not be garish in color nor overly lit, al-
though creative design, strong ac-
cent colors, and interesting surface
materials and lighting techniques are
encouraged.
b. Front-lit, ground-mounted monu-
ment signs are the preferred type of
freestanding sign.
c. Blade type signs, proportional to
the building facade on which they are
mounted, are encouraged on pedes-
trian-oriented streets.
4-3-100K
3 - 79 (Revised 7/07)
3. Illustrations.
a. Acceptable and unacceptable signs (see subsection J1c of this Section).
(Ord. 5029, 11-24-2003; Ord. 5124, 2-7-2005; Ord. 5286, 5-14-2007)
K. LIGHTING:
Intent: To ensure safety and security; provide
adequate lighting levels in pedestrian areas
such as plazas, pedestrian walkways, park-
ing areas, building entries, and other public
places; and increase the visual attractiveness
of the area at all times of the day and night.
1. Minimum Standards for Districts ‘A’,
‘C’ and ‘D’:
a. Lighting shall conform to on-site ex-
terior lighting regulations located in RMC
4-4-075, Lighting, Exterior On-Site.
b. Lighting shall be provided on-site to
increase security, but shall not be al-
lowed to directly project off-site.
c. Pedestrian-scale lighting shall be
provided, for both safety and aesthetics,
along all streets, at primary and second-
ary building entrances, at building fa-
cades, and at pedestrian-oriented
spaces.
2. Guidelines Applicable to Districts ‘C’
and ‘D’:
a. Accent lighting should be provided at
focal points such as gateways, public art,
and significant landscape features such
as specimen trees.
b. Additional lighting to provide interest
in the pedestrian environment may in-
clude sconces on building facades, aw-
nings with down-lighting, decorative
street lighting, etc. (Ord. 5029,
11-24-2003; Ord. 5124, 2-7-2005; Ord.
5286, 5-14-2007)
4-3-100L
(Revised 7/07)3 - 80
L. MODIFICATION OF MINIMUM
STANDARDS:
1. The Reviewing Official shall have the au-
thority to modify the minimum standards of
the design regulations, subject to the provi-
sions of RMC 4-9-250D, Modification Proce-
dures, and the following requirements:
a. The project as a whole meets the in-
tent of the minimum standards and
guidelines in subsections E, F, G, H, I, J,
and K of the design regulations;
b. The requested modification meets
the intent of the applicable design stan-
dard;
c. The modification will not have a detri-
mental effect on nearby properties and
the City as a whole;
d. The deviation manifests high quality
design; and
e. The modification will enhance the pe-
destrian environment on the abutting
and/or adjacent streets and/or pathways.
2. Exceptions for Districts ‘A’ and ‘B’:
Modifications to the requirements in subsec-
tions E2a and E3a of this Section are limited
to the following circumstances:
a. When the building is oriented to an
interior courtyard, and the courtyard has
a prominent entry and walkway connect-
ing directly to the public sidewalk; or
b. When a building includes an archi-
tectural feature that connects the building
entry to the public sidewalk; or
c. In complexes with several buildings,
when the building is oriented to an inter-
nal integrated walkway system with
prominent connections to the public side-
walk(s). (Ord. 5124, 2-7-2005; Ord. 5286,
5-14-2007)
M. VARIANCE:
(Reserved). (Ord. 5124, 2-7-2005; Ord. 5286,
5-14-2007)
N. APPEALS:
For appeals of administrative decisions made
pursuant to the design regulations, see RMC
4-8-110, Appeals. (Ord. 4821, 12-20-1999; Amd.
Ord. 4971, 6-10-2002; Ord. 5029, 11-24-2003;
Ord. 5124, 2-7-2005; Ord. 5286, 5-14-2007)
4-3-105 (Deleted by Ord. 4992,
12-9-2002)
4-3-110 URBAN SEPARATOR
OVERLAY REGULATIONS:
A. PURPOSE:
The purpose of this Section is to implement the
urban separators policies in the Community De-
sign Element of the Comprehensive Plan and the
King County Countywide Planning Policies. The
intent is to provide physical and visual distinctions
between Renton and adjacent communities, de-
fine Renton’s boundaries and create contiguous
open space corridors within and between urban
communities, which provide environmental, vi-
sual, recreational and wildlife benefits. Urban
separators shall be permanent low-density lands
that protect resources and environmentally sensi-
tive areas. (Ord. 5132, 4-4-2005)
B. APPLICABILITY:
This Section shall apply to subdivisions and build-
ing permits on lands within designated urban sep-
arators as shown in the urban separators maps.
(Ord. 5132, 4-4-2005)
4-3-110C
3 - 81 (Revised 7/07)
C. URBAN SEPARATORS MAPS:
1. May Valley Urban Separator:
(Revised 7/07)3 - 82/84
This page left intentionally blank.
4-3-110C
3 - 85 (Revised 6/05)
2. Talbot Urban Separator:
(Ord. 5132, 4-4-2005)
4-3-110D
(Revised 6/05)3 - 86
D. ADMINISTRATION:
1. Review Process: Applications subject to
urban separator regulations shall be pro-
cessed as a component of the governing land
use process.
2. Authority: The reviewing official shall
have the authority to approve with conditions
or deny proposals based on the provisions of
the Urban Separator Overlay regulations.
(Ord. 5132, 4-4-2005)
E. URBAN SEPARATOR OVERLAY
REGULATIONS:
1. Contiguous Open Space Corridor Es-
tablished: A designated contiguous open
space corridor is established as shown on the
Urban Separators Overlay Map in subsection
C of this Section.
2. Dedication of Open Space Required.
a. Approval of a plat, and/or building
permit on an undeveloped legal lot in the
Urban Separator Overlay shall require
dedication of fifty percent (50%) of the
gross land area of the parcel or parcels
as a non-revocable open space tract re-
tained by property owner, or dedicated to
a homeowners association or other suit-
able organization as determined by the
reviewing official. Acreage in tracts may
include critical areas and/or critical area
buffers. At a minimum, open space shall
be connected to another contiguous
open space parcel by a fifty foot (50′) cor-
ridor.
b. Existing residences, existing acces-
sory uses and structures, existing above
ground utilities located in the tract at the
time of designation and new small and
medium utilities shall not count toward
the fifty percent (50%) gross land area
calculation for open space except for
storm water ponds designed with less
than 3:1 engineered slopes and en-
hanced per techniques and landscape
requirements set forth in the publication
the “Integrated Pond” King County Land
and Water Resources Division.
c. Approval of a building permit for an
addition of three hundred (300) square
feet for a primary use structure or five
hundred (500) square feet for an acces-
sory structure shall require recordation of
a conservation easement, protective
easement or tract and deed restriction on
critical areas and critical area buffers lo-
cated within the contiguous open space
corridor pursuant to RMC 4-3-050E4, Na-
tive Growth Protection Areas.
d. Land dedicated as open space shall
be located within the mapped contiguous
open space corridor unless a modifica-
tion is approved pursuant to subsection
E6 of this Section.
3. Uses Allowed In Contiguous Open
Space.
a. Passive recreation with no develop-
ment of active recreation facilities except
within a municipal park.
b. Natural surface pedestrian trails.
c. Animal husbandry (small, medium
and large); provided, that fencing is sub-
ject to the conditions in subsection E3g of
this Section.
d. Existing residences and accessory
uses and structures.
e. Small and medium utilities and large
underground utilities.
f. Access Easements.
i. Utilities easements and emer-
gency service access roads may be
located within contiguous open
space corridors for the limited pur-
pose of providing service to parcels
platted after March 2005, for which
there is no practical alternative way
to provide service. Utilities and emer-
gency service easements shall be
developed with permeable surface
treatment.
ii. Private access easements for in-
gress and egress may be located
within contiguous open space in the
limited instance where there is no al-
4-3-110E
3 - 87 (Revised 12/05)
ternative access to a pre-existing le-
gal lot, but shall not serve lots platted
after March 2005.
g. Fencing or similar structures and/or
hedges or similar landscape features on
the property or easement boundary of
properties abutting and within the contig-
uous open space corridor shall not create
a solid barrier. Where required to protect
wetlands pursuant to RMC 4-3-050E4e,
fencing shall be the minimum necessary.
4. Uses in Portions of the Urban Separa-
tor Outside the Established Contiguous
Open Space Corridor.
a. Uses shall be consistent with RMC
4-2-060 and 4-2-070B. Residential-1
Zone, one dwelling unit per net acre.
b. Development shall be clustered out-
side the contiguous open space corridor
mapped in subsection C of this Section.
5. Standards Within Entire Urban Sepa-
rator.
a. Forest/vegetation clearing shall be
limited to a maximum of thirty five percent
(35%) of the gross acreage of the site ex-
cept:
i. The percentage of forest/vegeta-
tion coverage may be increased to
qualify for the density bonus allowed
in RMC 4-2-110D.
ii. The Reviewing Official may mod-
ify the percentage of forest/vegeta-
tion retention if determined
necessary to meet the surface water
retention/detention standards of sub-
section E5d of this Section.
iii. The Reviewing Official may ap-
prove forest/vegetation clearing
greater than thirty five percent (35%)
of individual building sites to allow
grading for a home site; provided,
that:
(a) A landscape plan is pro-
vided for each building site
showing compensating replant-
ing of species with the same or
better water retention and ero-
sion control functions;
(b) Five percent (5%) addi-
tional replacement landscaping
per site is provided;
(c) Plant caliper is determined
by the Reviewing Official to be
sufficient to achieve needed wa-
ter retention and erosion control
functions;
(d) Individual trees or stands of
trees are retained when feasible.
Feasibility is defined as locations
and tree health sufficient to en-
sure continued viability of the
tree and safety of structures
within the developed portion of
the lot; and
(e) The landscape plan pro-
vides massing of plant material
to create either a connection to
required open space or is of suf-
ficient size to create functional
wildlife habitat.
b. If the existing cleared area of a site,
as of March 21, 2005, is greater than
thirty five percent (35%), approval of a
plat shall require replanting of forest/veg-
etative cover.
c. Forest/vegetation cover may include
a combination of Northwest native vege-
tation including conifer, deciduous trees
and shrubs sufficient to provide water re-
tention and erosion control, as deter-
mined appropriate by the Reviewing
Official. The Reviewing Official shall de-
termine whether existing vegetation pro-
vides functions to meet forest/vegetation
coverage standards, and shall require
additional plantings if existing vegetation
is found to be insufficient.
d. Stormwater management shall com-
ply with the 2005 King County Surface
Water Design Manual Conservation Flow
Control Area Level 2 flow control stan-
dards.
e. Private access easements and im-
provements shall be established at the
4-3-120A
(Revised 12/05)3 - 88
minimum standard needed to meet public
safety requirements.
f. Landscape plans required in RMC
4-4-070 shall include retention/replanting
plans as applicable, consistent with stan-
dards and plant lists in King County De-
partment of Natural Resources and
Parks Water and Land Resources Divi-
sion Publication “Going Native.”
6. Modification of Mapped Contiguous
Open Space: The Reviewing Official may
modify the open space configuration where:
a. Site specific data confirms that the
adopted contiguous open space corridor
map includes more than the required
gross area for any parcel; or
b. The applicant can demonstrate a
configuration of contiguous open space
that provides better or equal provision of
the open space requirement. Modifica-
tions to the contiguous open space corri-
dor shall be remapped during the City’s
annual RMC Title 4 review process. (Ord.
5132, 4-4-2005)
4-3-120 VIOLATIONS OF THIS
CHAPTER AND PENALTIES: (Amd.
Ord. 4963, 5-13-2002)
A. ENFORCEMENT OFFICER:
The Development Services Administrator or his
or her designated representative shall be respon-
sible for investigation of violation and citation of
the violating parties.
B. VIOLATION OF THIS CHAPTER AND
PENALTIES:
Unless otherwise specified, violations of this
Chapter are misdemeanors subject to RMC
1-3-1. (Ord. 4856, 8-21-2000; Ord. 5159,
10-17-2005)
C. TESTS:
1. Whenever there is insufficient evidence
of compliance with any of the provisions of
RMC 4-3-050, Critical Areas Regulations, or
evidence that any action does not conform to
the requirements of RMC 4-3-050, the De-
partment Director may require tests as proof
of compliance to be made at no expense to
this jurisdiction.
2. Test methods shall be as specified by
RMC 4-3-050, Critical Areas Regulations, or
by other recognized and accepted test stan-
dards. If there are no recognized or accepted
test methods for the proposed alternate, the
Department Director shall determine test pro-
cedures. (Ord. 4856, 8-21-2000)
4 - i (Revised 1/08)
Chapter 4
CITY-WIDE PROPERTY DEVELOPMENT STANDARDS
CHAPTER GUIDE: Chapter 4-4 contains regulations and standards governing site development of
property City-wide, such as parking, landscaping, fencing, and others. This Chapter does not contain
procedural information. Related permit processes (e.g., hobby kennel license, parking modification, rou-
tine vegetation management permit, grading, excavation and mining permits, etc.) are located in chap-
ters 4-8 and 4-9 RMC.
This Chapter last amended by Ord. 5330, December 10, 2007.
SECTION PAGE
NUMBER NUMBER
4-4-010 STANDARDS AND REVIEW CRITERIA FOR KEEPING ANIMALS . . . . . . .1
A. Purpose and Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
B. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
1. Responsibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
a. Animal Control Officer . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
b. Development Services Division . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
C. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
D. Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
E. Prohibited Animals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
F. General Requirements for Keeping Animals . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
1. Residence . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
2. Shelter Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
3. Confinement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4. Health and Safety . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
5. Animal Waste . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
6. Fencing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
G. Additional Requirements for Hobby Kennels (Four (4) to Eight (8) Animals) . . 2
1. Fencing Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
2. Waste Removal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
3. Shelter Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
4. Hobby Kennel License . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
H. Additional Requirements for Kennels (Nine (9) or More Animals) . . . . . . . . . . . 2
1. Shelter . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
2. Food and Bedding . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
3. Waste Removal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
4. Criteria for Indoor Kennel Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
5. Criteria for Outdoor Kennel Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
I. Review Criteria for Kennels and Hobby Kennels . . . . . . . . . . . . . . . . . . . . . . . 2
J. Review Criteria for Boarding and Stables . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
K. Beekeeping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
1. Minimum Setback . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
2. Maintenance Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
L. Nonconforming Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
M. Violations and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
1. Compliance with Current Code Regulations . . . . . . . . . . . . . . . . . . . . . . . . 3
(Revised 1/08)4 - ii
SECTION PAGE
NUMBER NUMBER
2. Fines . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
4-4-020 COMPREHENSIVE PLAN IMPLEMENTATION (Reserved) . . . . . . . . . . . . . . 3
4-4-030 DEVELOPMENT GUIDELINES AND REGULATIONS – GENERAL . . . . . . . .3
A. Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
B. Adoption by Reference . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
C. Construction Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
1. Haul Routes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
2. Haul Hours . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
3. Permitted Work Hours in or Near Residential Areas . . . . . . . . . . . . . . . . . . . 4
a. Single Family Remodel or Single Family Addition Construction
Activities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
b. Commercial, Multi-Family, New Single Family and Other
Nonresidential Construction Activities . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
4. Emergency Extensions to Permitted Work Hours . . . . . . . . . . . . . . . . . . . . . 4
5. Temporary Erosion Control . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
6. Hydroseeding Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
7. Construction Debris . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
8. Construction Activity Standards – Aquifer Protection Area (APA)
Zones 1 and 2 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
a. Designated Person . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
b. Secondary Containment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
c. Securing Hazardous Materials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
d. Removal of Leaking Vehicles and Equipment . . . . . . . . . . . . . . . . . . . . . 5
e. Flammable and Combustible Liquids – Storage and Dispensing . . . . . . 5
f. Clean-Up Equipment and Supplies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
g. Unauthorized Releases . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
h. Application of Pesticides and Fertilizer . . . . . . . . . . . . . . . . . . . . . . . . . . 5
i. Hazardous Materials Management Statement . . . . . . . . . . . . . . . . . . . . 5
D. Off-Site Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
1. Improvements Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
2. Design Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
3. Permits Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
E. Construction of Improvements Required Prior to Permanent Occupancy
Permit Issuance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
F. Deferral of Required Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
G. Change of Use and New Construction Requires Certificate of Occupancy . . . . 6
1. Certificate of Occupancy Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
2. Application Required Prior to Permitting Excavation . . . . . . . . . . . . . . . . . . . 6
3. Certificate of Use Available Upon Request . . . . . . . . . . . . . . . . . . . . . . . . . . 6
H. Use of Existing Structures During Construction of New Structures . . . . . . . . . . 6
1. Conditionally Authorized . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
2. Exception for Public Owned or Operated Uses . . . . . . . . . . . . . . . . . . . . . . . 6
I. Habitation of Travel Trailers or Recreational Vehicles . . . . . . . . . . . . . . . . . . 6.1
4-4-040 FENCES AND HEDGES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6.1
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6.1
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B. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6.1
C. General Fence and Hedge Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6.1
1. Fence Height – Method of Measurement . . . . . . . . . . . . . . . . . . . . . . . . . 6.1
2. Berms . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6.1
3. Grade Differences . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6.1
4. City May Require Modification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6.1
D. Standards for Residential Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6.1
1. Height Limitations for Interior Lots . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6.1
a. Front Yard Setbacks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6.1
b. Side Lot Lines . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6.1
c. Rear Lot Line . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6.1
2. Height Limitations for Corner Lots . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6.2
a. Front Yard Setbacks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6.2
b. Interior Side Lot Line . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
c. Side Lot Line Abutting Street . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
d. Rear Lot Line . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
3. Gate Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
4. Electric Fences . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
E. Standards for Commercial, Industrial and Other Uses . . . . . . . . . . . . . . . . . . . 7
1. Location and Maximum Height . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
2. Electric Fences . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
3. Barbed Wire Fences . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
4. Bulk Storage Fences . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
5. Special Provisions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
F. Administrative Review of Variation from Height Restrictions . . . . . . . . . . . . . . 8
G. Special Administrative Fence Permits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
1. Fences Eligible for Administrative Review Process . . . . . . . . . . . . . . . . . . . 8
2. Evaluation Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
H. Compliance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
4-4-050 GARAGE SALES – REQUIREMENTS FOR . . . . . . . . . . . . . . . . . . . . . . . . . . . .8.1
A. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8.1
B. Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8.1
1. Maximum Time and Number . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8.1
2. Supervision of Vehicles Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8.1
3. Use of Right-of-Way Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8.1
4. Signage Installation and Removal Requirements . . . . . . . . . . . . . . . . . . . 8.1
5. Special Restriction for Self Storage Uses in RM-F Zone . . . . . . . . . . . . . . . 9
C. Violations of This Section and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
4-4-060 GRADING, EXCAVATION AND MINING REGULATIONS . . . . . . . . . . . . . . . . 9
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
B. Scope . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
1. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
2. Application Required for Existing Activities . . . . . . . . . . . . . . . . . . . . . . . . . 9
3. Application Required for Activities Annexed into City . . . . . . . . . . . . . . . . . 9
4. Time for Compliance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
C. General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
1. Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
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2. Screening . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
3. Natural Stream Courses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
4. Hydroseeding Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
5. Conformance with RCW . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
6. Notification of Noncompliance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
7. Transfer of Responsibility for Work . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
8. Stop Work Order . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
9. Emergency Permits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
D. Bond Required to Cover Costs of Rehabilitation . . . . . . . . . . . . . . . . . . . . . . . . 10
E. Inspection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
F. Engineering Grading Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
1. Reports Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
2. Civil Engineer Responsibilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
3. Soil Engineer Responsibilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
4. Engineering Geologist Responsibilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
5. Building Division Responsibilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
6. Specifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
7. Setbacks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
G. Regular Grading Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
1. Inspection, Testing and Reports . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
H. Work in Progress . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
1. Maximum Slopes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
2. Safety . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
3. Clearing and Rounding Tops of Slopes . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
4. Property and Setback Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
5. Maximum Noise Levels . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
6. Permitted Work Hours . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
7. Compliance with Pollution Control Regulations . . . . . . . . . . . . . . . . . . . . . 13
8. Control of Dust and Mud . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
a. Access Roads . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
b. Dozing and Digging . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
9. Soil Erosion and Sedimentation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
10. Appearance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
I. Surface Water . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
1. Polluted or Stagnant Water Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
2. Minimum Lake Depth . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
3. Maximum Bank Slopes Adjacent to Lake . . . . . . . . . . . . . . . . . . . . . . . . . . 13
a. Unconsolidated Material . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
J. Top and Toe Setbacks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
1. Setbacks – Minimum . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
a. Tops of Slopes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
b. Structures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
K. Cuts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
1. General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
2. Maximum Slope . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
3. Drainage and Terracing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
L. Fills . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
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1. Applicability and Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
2. Fill Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
3. Preparation of Ground . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
4. Fill Material . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
5. Minimum Compaction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.2
6. Maximum Slope . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.2
7. Drainage and Terracing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.2
M. Solid Waste Fills . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.2
1. Reports Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.2
2. Report Contents . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.2
3. General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
4. Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
5. Cell Cover . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
6. Compaction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
7. Bulk Items . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
8. Building Debris and Flammable Material . . . . . . . . . . . . . . . . . . . . . . . . . . 15
9. Stabilization . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
10. Animal Waste . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
11. Treated Fill . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
12. Prohibited Fill . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
13. Drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
14. Water Disposal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
15. Special Considerations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
16. Prohibited Activities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
N. Drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
1. General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
2. Terrace . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
a. Swales . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
b. Scouring . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
c. Capacity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
d. Settling Ponds . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
3. Subsurface Drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
4. Disposal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
a. Minimum Grade . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
b. Drainage Releases . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
c. Stream Acceptance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
5. Overland Runoff . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
O. Slopes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
1. General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
2. Other Devices . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
P. Final Reports . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
1. Plans and Reports . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
a. As-Graded Grading Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
b. Soil Grading Report . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
c. Geologic Grading Report . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
2. Notification of Completion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
Q. Permits and Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
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R. Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
S. Violations of This Chapter and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
4-4-070 LANDSCAPING . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .18
A. Purpose and Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
B. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
C. Plans Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
D. General Landscape Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
1. Street Frontage Landscaping Required . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
2. Pervious Areas to Be Landscaped . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
3. Residential Rear/Side Yard/Landscaping Along Streets . . . . . . . . . . . . . 18.1
4. Compliance with Zone Standards Required . . . . . . . . . . . . . . . . . . . . . . 18.1
5. Parking Lot Landscaping Requirements . . . . . . . . . . . . . . . . . . . . . . . . . 18.1
6. Use of Existing Plant Material . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.1
7. Use of Drought-Resistant Plants . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.1
8. Avoidance of Hazards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.1
9. Preservation of Unique Features . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.1
10. Slopes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.1
11. Erosion Control Devices . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.1
12. Permanent Underground Irrigation System Required . . . . . . . . . . . . . . . 18.1
E. Specific Landscape Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.2
1. Trees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18.2
2. Soil . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
3. Drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
4. Plants . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
5. Berms . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
F. Landscape Installation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
G. Deferral of Landscape Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
H. Amended Landscaping Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
1. Modification of Landscape Plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
2. Acceptability of Requested Modifications . . . . . . . . . . . . . . . . . . . . . . . . . . 20
3. Failure of Plan to Meet Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
I. Performance Surety Device . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
J. Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
1. Maintenance Surety Device . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
2. Maintenance Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
3. Failure to Maintain Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
K. Damaged Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
4-4-075 LIGHTING, EXTERIOR ON-SITE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
B. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
C. Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.1
D. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.1
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E. Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.1
1. Building Lights . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.1
2. Parking Lot or Display Lot Lights . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.1
F. Modifications of Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.2
G. Variances to Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.2
H. Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.2
4-4-080 PARKING, LOADING AND DRIVEWAY REGULATIONS . . . . . . . . . . . . . . .20.2
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.2
B. Scope of Parking, Loading and Driveway Standards . . . . . . . . . . . . . . . . . . . 21
1. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
a. Within the Downtown Core . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
b. Outside the Downtown Core . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
2. Conformance Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
3. Plans Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
4. Future Changes to Parking Arrangement . . . . . . . . . . . . . . . . . . . . . . . . . 21
5. Timing for Compliance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
a. Building Permit Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
b. Requirements Prior to Occupancy Permit . . . . . . . . . . . . . . . . . . . . . . 21
c. Requirements Prior to Business License Issuance . . . . . . . . . . . . . . . 21
C. Downtown Core Area Map . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
D. Administration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
1. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
2. Interpretation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
a. Calculation of Number of Parking Spaces – Fractions . . . . . . . . . . . . 23
b. Measurement of Distance – Method . . . . . . . . . . . . . . . . . . . . . . . . . . 23
c. Measurement of Seat Width – Benches and Pews . . . . . . . . . . . . . . . 23
E. Location of Required Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
1. On-Site Parking Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
a. Detached, Semi-Attached and Two (2) Attached Dwellings . . . . . . . . 23
b. Attached Dwellings Greater Than Three (3) Units . . . . . . . . . . . . . . . . 23
c. Boat Moorages . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
d. Other Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
2. Off-Site Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
a. When Permitted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
b. Agreement Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
c. Additional Information Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
d. Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
e. Maximum Distance to Off-Site Parking Area . . . . . . . . . . . . . . . . . . . . 24
f. Transportation Management Plan Exception . . . . . . . . . . . . . . . . . . . 24
3. Joint Use Parking Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
a. When Permitted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
b. Agreement Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
c. Maximum Distance to Joint Use Parking . . . . . . . . . . . . . . . . . . . . . . . 24
d. Special Provisions for Subdivision of Shopping Center . . . . . . . . . . . . 24
F. Parking Lot Design Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
1. Maneuvering Space/Use of Public Right-of-Way . . . . . . . . . . . . . . . . . . . 24
2. Maximum Parking Lot and Parking Structure Slopes . . . . . . . . . . . . . . . . 25
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3. Access Approval Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
4. Linkages . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
5. Lighting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
6. Fire Lane Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
a. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
b. Minimum Width and Clearance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
c. Identification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
d. Surfacing and Construction Requirements . . . . . . . . . . . . . . . . . . . . . . 25
e. Clearances and Turning Radii . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
f. Existing Buildings – Hazards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
g. Modification by Fire Chief . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
7. Landscape Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
a. When Applicable . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
b. Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
c. Submittal Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
d. Landscape Approval Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
e. General Requirements for All Parking Lots . . . . . . . . . . . . . . . . . . . . . . 26
f. Minimum Landscaping Width Requirements Abutting Public
Right-of-Way . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
g. Special Landscape and Screening Standards for Storage Lots . . . . . . 27
h. Planting Requirements for Parking Lots and Other Applicable Uses . . 27
i. Underground Irrigation System Required . . . . . . . . . . . . . . . . . . . . . . . 27
j. Installation to Comply with Approved Plans . . . . . . . . . . . . . . . . . . . . . 27
k. Landscape Bond Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
l. Maintenance Assurance Device . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
m. Failure to Maintain Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
n. Dead or Damaged Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
8. Parking Stall Types, Sizes, and Percentage Allowed/Required . . . . . . . . . 28
a. Standard Parking Stall Size – Surface/Private Garage/Carport . . . . . . 28
b. Standard Parking Stall Size – Structured Parking . . . . . . . . . . . . . . . . . 28
c. Compact Parking Stall Size and Maximum Number of Compact
Spaces . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
d. Tandem Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.1
e. Special Reduced Length for Overhang . . . . . . . . . . . . . . . . . . . . . . . 28.1
f. Customer/Guest Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.1
g. Accessible Parking as Stipulated in the Americans with
Disabilities Act (ADA) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28.1
9. Aisle Width Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
a. Parallel Parking Minimum Aisle Width . . . . . . . . . . . . . . . . . . . . . . . . . . 29
b. Ninety Degree (90°) Head-In Parking Aisle Width Minimums . . . . . . . . 29
c. Sixty Degree (60°) Head-In Parking Aisle Width Minimums . . . . . . . . . 29
d. Forty Five Degree (45°) Head-In Parking Aisle Width Minimums . . . . . 30
10. Number of Parking Spaces Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
a. Interpretation of Standards – Minimum and Maximum Number
of Spaces . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
b. Multiple Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
c. Alternatives . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
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d. Modification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
e. Parking Spaces Required Based on Land Use . . . . . . . . . . . . . . . . . . 31
G. Parking Lot Construction Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34.1
1. Surfacing Requirements for Parking Areas . . . . . . . . . . . . . . . . . . . . . . . 34.1
2. Surfacing Requirements for Storage Lots . . . . . . . . . . . . . . . . . . . . . . . . 34.1
3. Marking Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34.1
4. Wheel Stops Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34.1
5. Drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34.1
H. Landscape Maintenance Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34.1
1. Maintenance Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34.1
2. Periodic Inspection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34.1
3. Maintenance Bonds and Charges Authorized . . . . . . . . . . . . . . . . . . . . . 34.1
I. Driveway Design Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34.2
1. Driveway Location – Hazard Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . 34.2
2. Driveway Spacing Based Upon Land Use . . . . . . . . . . . . . . . . . . . . . . . 34.2
a. Industrial, Warehouse and Shopping Center Uses . . . . . . . . . . . . . . 34.2
b. All Other Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
3. Driveway Width Maximums Based Upon Land Use . . . . . . . . . . . . . . . . . 35
a. Industrial, Warehouse and Shopping Center Uses . . . . . . . . . . . . . . . 35
b. Single Family and Duplex Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
c. All Other Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
4. Maximum Number of Driveways Based Upon Land Use . . . . . . . . . . . . . 35
a. Industrial, Warehouse and Shopping Center Uses . . . . . . . . . . . . . . . 35
b. All Other Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
5. Driveway Angle – Minimum . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
6. Driveway Grades – Maximum Based Upon Land Use . . . . . . . . . . . . . . . 35
a. Single Family and Two (2) Family Uses . . . . . . . . . . . . . . . . . . . . . . . 35
b. All Other Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
7. Joint Use Driveways . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
a. Benefits of . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
b. Where Permitted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
J. Loading Space Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
1. Loading Space Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
2. Plan Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
3. Projection into Streets or Alleys Prohibited . . . . . . . . . . . . . . . . . . . . . . . . 36
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This page left intentionally blank.
4 - ix (Revised 4/04)
SECTION PAGE
NUMBER NUMBER
4. Minimum Clear Area for Dock High Loading Doors . . . . . . . . . . . . . . . . . . 36
5. Minimum Clear Area for Ground Level Loading Doors . . . . . . . . . . . . . . . 36
K. Modifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
1. Special Provisions for Use of Paved Recreation Space for Parking . . . . . 36
2. Modification of Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
L. Deferral of Construction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
1. Deferral of Installation of Required Improvements . . . . . . . . . . . . . . . . . . 37
2. Delay in Installation of Parking Spaces – Reserve Parking Areas . . . . . . 37
a. Decision Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
b. Standards for Parking Reserve Areas . . . . . . . . . . . . . . . . . . . . . . . . . 37
M. Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
4-4-090 REFUSE AND RECYCLABLES STANDARDS . . . . . . . . . . . . . . . . . . . . . . . . . . 37
A. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
B.Exemption for Single Family and Two (2) Attached Residences
(Duplexes) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
C. General Requirements Applicable to All Uses (Except Single Family
and Two (2) Attached Dwelling Units) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
1. Dimensions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
2. Location in Setback or Landscape Areas Prohibited . . . . . . . . . . . . . . . . . 37
3. Special Setbacks from Residential Properties . . . . . . . . . . . . . . . . . . . . . . 37
4. Obstruction Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
5. Collocation Encouraged . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
6. Signage Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
7. Architectural Design of Deposit Areas to Be Consistent with Primary
Structure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
8. Screening of Deposit Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
9. Minimum Gate Opening and Minimum Vertical Clearance . . . . . . . . . . . . 38
10. Weather Protection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
11. Approval of Screening Detail Plan Required . . . . . . . . . . . . . . . . . . . . . . . 38
D. Multi-Family Developments – Additional Requirements for Deposit and
Collection Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
1. Minimum Size . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
2. Minimum Number of Deposit Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
3. Dispersal of Deposit Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
4. Location within Structures Possible . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
5. Maximum Distance from Building Entrance . . . . . . . . . . . . . . . . . . . . . . . . 39
6. Site Plan Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39
7. Parking Space Obstruction Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . . . 39
8. Storage in Required Parking Space Prohibited . . . . . . . . . . . . . . . . . . . . . 39
E. Commercial, Industrial, and Other Nonresidential Developments –
Additional Requirements for Deposit and Collection Areas . . . . . . . . . . . . . . . 39
1. Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39
2. Accessibility May Be Limited . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39
3. Office, Educational and Institutional Developments – Minimum Size . . . . 39
4. Manufacturing and Other Nonresidential Developments –
Minimum Size . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39
5. Retail Developments – Minimum Size . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39
(Revised 4/04)4 - x
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NUMBER NUMBER
F. Modifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39
G. Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39
4-4-095 SCREENING AND STORAGE HEIGHT/LOCATION LIMITATIONS . . . . . . 40
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
B. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
1. New or Replacement Equipment/Activity . . . . . . . . . . . . . . . . . . . . . . . . . . 40
2. Enlargement or Exterior Modifications of Existing Structures . . . . . . . . . . . 40
C. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
D. Surface Mounted Equipment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
1. General Screening . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
a. Industrial Zone Exemption . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
E. Roof-top Equipment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
1. New Construction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
2. Additions to Existing Buildings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
F. Outdoor Storage, Loading, Repair, Maintenance and Work Areas . . . . . . . . . . 40
1. Outdoor Loading – Multi-Family Zones . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
2. Outdoor Loading, Repair, Maintenance and Work Areas –
Commercial and Industrial Zones . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40
3. Outdoor Storage – Commercial or Industrial Zones . . . . . . . . . . . . . . . . 40.1
a. Special Outdoor Storage Height Requirements, Industrial Zones . . . 40.1
G. Vehicle Storage Screening, CA Zone . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.1
H. Outdoor Retail Sales – CD Zone . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.1
I. Variances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.1
J. Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.1
4-4-100 SIGN REGULATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.1
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.1
B. Applicability and Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.1
1. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.1
2. Permits Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.1
3. Periodic Inspection of Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.1
4. Authority of Planning/Building/Public Works Administrator . . . . . . . . . . . 40.2
5. Exemptions from Sign Code Regulations . . . . . . . . . . . . . . . . . . . . . . . . 40.2
a. Indoor Signage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.2
b. Government and Utility Signage . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.2
c. Awning, Canopy, and Marquee Structures Having No Signage . . . . 40.2
6. Exceptions from Permit Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . 40.2
a. Bulletin Boards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.2
b. City Sponsored Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.2
c. City Sponsored or Co-Sponsored Signs and Displays . . . . . . . . . . . 40.2
d. Construction Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40.2
e. Copy Changes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
f. Credit Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
g. Flags . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
h. Garage Sale Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
i. Holiday Displays . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
j. Memorial Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
k. Modifications Not Requiring Structural or Electrical Changes . . . . . . . . 41
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l. Open House Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
m. Political Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
n. Public Art . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
o. Public Service Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
p. Real Estate Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42
q. Safety Information Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42
r. Small Parking and Traffic Control Signs . . . . . . . . . . . . . . . . . . . . . . . 42
s. Small Wall Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42
t. Weekend and Holiday Display Signage for Vehicle and Vessel
Sales in the Auto Mall Overlay Districts . . . . . . . . . . . . . . . . . . . . . . . . 42
u. Banner Signage for Vehicle and Vessel Sales in the Auto Mall
Overlay Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42
C. Prohibited Signs and Devices . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42
1. Signs Which Violate State Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . . 42
2. Signs Which Interfere with Traffic Control . . . . . . . . . . . . . . . . . . . . . . . . . 42
3. Animated, Revolving, Blinking and Flashing Signs . . . . . . . . . . . . . . . . . . 42
a. Outside City Center . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42
b. Inside City Center Sign Regulation Area Boundaries . . . . . . . . . . . . 42.1
4. Devices of a Carnival Nature . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42.1
5. Banners and Rigid Portable Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42.1
6. Signs Which Obscure Vision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42.1
7. Signs on Stationary Vehicles . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42.1
8. Signs over Public Right-of-Way . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42.1
9. Signs on Public Right-of-Way . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42.1
10. Off-Premises Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42.1
11. Roof Signs within the City Center Sign Regulation Area . . . . . . . . . . . . . 42.1
12. Signs Obscuring Address Numbers . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42.1
13. Signs Located in Designated Fire Lanes . . . . . . . . . . . . . . . . . . . . . . . . . 42.1
14. Perimeter Street Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42.1
15. Signs on Vegetation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42.1
16. Real Estate Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42.1
D. General Requirements for Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
1. Permit Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
2. Method of Calculating Sign Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
3. Sign Maintenance Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
4. Appearance of Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
5. Lighting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
6. Removal of Signage Upon Closure of Business . . . . . . . . . . . . . . . . . . . . 43
a. City-Wide Outside of City Center . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
b. City Center Sign Regulation Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
7. Nonconforming Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
E. Size, Number and Height of Permanent Signs . . . . . . . . . . . . . . . . . . . . . . . . 45
1. Permitted and Prohibited Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
2. Location Limitations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
3. Height Limits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
a. Signs within City Center . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
b. Signs Outside City Center Sign Regulation Area . . . . . . . . . . . . . . . . 45
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SECTION PAGE
NUMBER NUMBER
4. Signs Permitted in All Residential, Commercial, and Industrial Zones . . . . 45
a. Churches, Apartments and Subdivisions . . . . . . . . . . . . . . . . . . . . . . . 45
b. Home Occupations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
c. Temporary Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
d. Public Facilities (Public Buildings, Schools, Parks and
Recreation Facilities) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
5. Additional Signs Permitted in Commercial and Industrial Zones . . . . . . . . . 46
a. Business Signs – General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
b. Marquee Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
c. Under Marquee Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
d. Shopping Centers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
e. Large Retail Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47
f. Motor Vehicle Dealership Over One Acre of Contiguous
Ownership or Control Located within the Auto Mall Area(s) . . . . . . . . . 48
g. Motor Vehicle Dealership Over One Acre of Contiguous
Ownership or Control Located Outside the Auto Mall Area . . . . . . . . . . 48
h. Subdivision Identification Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49
i. Special Requirements for Specified Uses in the Commercial
Office (CO), Light Industrial (IL), Medium Industrial (IM), and
Heavy Industrial (IH) Zones within One Hundred Feet (100′) of
a Lot Zoned RC, R-1, R-4, R-8, R-10, R-14, and RM . . . . . . . . . . . . . . 49
j. Self Storage Uses in the RM-F Zone . . . . . . . . . . . . . . . . . . . . . . . . . 49
F. Signs within Shoreline Areas – Special Requirements . . . . . . . . . . . . . . . . . . . 49
1. View Impairment Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49
2. Location, Size and Type Limitations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50
3. Illuminated, Freestanding and Roof Signs Prohibited . . . . . . . . . . . . . . . . . 50
G. Special Requirements for the Public Use (P-1) Zone . . . . . . . . . . . . . . . . . . . . 50
1. Type of Signage Permitted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50
2. Size . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50
3. Height and Setback Restrictions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50
4. Illumination and Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50
5. Exception for Off-Premises Advertising . . . . . . . . . . . . . . . . . . . . . . . . . . . 50
H. Signs within City Center – Special Requirements . . . . . . . . . . . . . . . . . . . . . . . 50
1. Purpose of Special Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50
2. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 50
3. Map of City Center Sign Regulation Boundaries . . . . . . . . . . . . . . . . . . . 50.1
4. Type and Number of Permanent Signs Allowed . . . . . . . . . . . . . . . . . . . . . 51
a. Residential/Churches/Schools . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 51
b. Nonresidential Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 51
5. Size, Height and Locations Allowed for Permanent Signs for
Nonresidential Uses Based Upon Sign Type . . . . . . . . . . . . . . . . . . . . . . . 54
a. Freestanding Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54
b. Ground Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 55
c. Wall Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56
d. Projecting Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56.1
e. Awning Sign, Canopy Sign, Marquee Sign . . . . . . . . . . . . . . . . . . . . . . 57
f. Under Awning Sign, Canopy Sign, Marquee Sign . . . . . . . . . . . . . . . . . 58
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g. Secondary Sign . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59
h. Multi-Occupancy or Multiple Building Complex Sign . . . . . . . . . . . . . . 60
6. Letter Size Limitations for Permanent Signs for Nonresidential
Uses Based Upon Distance from Right-of-Way . . . . . . . . . . . . . . . . . . . . 61
a. Maximum Letter Height . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61
b. Exemption from Letter Size Limits . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61
7. Special Allowance for City Center Signs to Project into Right-of-Way . . . 61
8. Temporary/Special Permit Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61
9. Modifications of City Center Sign Regulations . . . . . . . . . . . . . . . . . . . . . 61
a. Authority and Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61
b. Review Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61
c. Variance May Be Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
d. Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
I. Signs on Public Right-of-Way . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
1. City Sponsored Signs Authorized . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
2. Directional Signs for Public Buildings Authorized . . . . . . . . . . . . . . . . . . . 62
a. Standards and Size Limits for Directional Signs . . . . . . . . . . . . . . . . . 62
3. Public Service Directional Signs for Nonpublic Buildings
Such as Churches and Charitable Organizations Authorized . . . . . . . . . . 62
a. Review Authority and Time . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
b. Appeal Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
c. Installation Time . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
4. Residential Open House Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
J. Temporary and Portable Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63
1. General Requirements for Temporary Signs . . . . . . . . . . . . . . . . . . . . . . . 63
a. Display of Permit Number . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63
b. Support and Perforation Requirements for Cloth Signs . . . . . . . . . . . . 63
c. Projection of Temporary Cloth Signs Over Public
Property/Right-of-way . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63
2. Real Estate Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63
a. Prohibited Real Estate Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63
b. Off-Premises Real Estate Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63
c. On-Premises Real Estate Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 65
3. Garage Sale Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66
a. Permit Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66
b. Maximum Display Period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66
c. Allowed Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66
d. Allowable Sign Type . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66
e. Maximum Size . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66
f. Sign Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66
g. Maximum Height . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66
4. Political Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66
a. Permitted Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66
b. Maximum Size . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.1
c. Removal Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.1
5. A-Frame Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.1
a. Number . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.1
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b. Location Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.1
c. Size . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.1
d. Construction Specifications and Materials . . . . . . . . . . . . . . . . . . . . 66.1
e. Maintenance and Appearance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.1
f. Alteration of Landscaping Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . 66.1
g. Removal upon Close of Business . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.1
h. Display of Permit and Code Requirements . . . . . . . . . . . . . . . . . . . . 66.2
i. Display of Permit Number . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.2
j. Proof of Insurance and Hold Harmless Agreement for Signs on
Public Right-of-Way . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.2
k. Confiscation of Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.2
l. Permit Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.2
6. Event Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.2
a. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.2
b. Types of Event Signage Allowed . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.2
c. Permit Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.2
d. Time Limitations and Applicability – Grand Openings and Event
Signage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.2
e. Placement Limitations for Event Signs . . . . . . . . . . . . . . . . . . . . . . . 66.3
K. Design and Construction Requirements for Permanent Signs – General . . . 66.3
1. General Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.3
2. Wind Loads . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.3
3. Seismic Loads . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.3
4. Combined Loads . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.3
5. Allowable Stresses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.3
6. Location and General Standards for Structural Supports . . . . . . . . . . . . 66.3
7. Materials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66.3
8. Restrictions on Combustible Materials . . . . . . . . . . . . . . . . . . . . . . . . . . 66.4
9. Nonstructural Trim . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
10. Anchorage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
11. Size of and Materials for Display Surfaces . . . . . . . . . . . . . . . . . . . . . . . . . 67
12. Glass Panel Size, Thickness and Type . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
13. Approved Plastics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
14. Welding . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
15. Electrical Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
16. Clearance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
17. Clearance from High Voltage Power Lines . . . . . . . . . . . . . . . . . . . . . . . . . 67
18. Clearance from Fire Escapes, Exits or Standpipes . . . . . . . . . . . . . . . . . . . 68
19. Obstruction of Openings Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68
20. Standards for Supports . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68
L. Location/Insurance Requirements for Signs Projecting into Setbacks or
Right-of-Way . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68
1. Maximum Sign Projection into Setback . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68
2. Allowed Projections into Right-of-Way . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68
a. Wall Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68
b. Marquees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68
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c. Additional Allowances within City Center Sign Regulation
Boundaries . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68
3. Identification of Sign Installer . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68.1
4. Liability Insurance Required for Signs Located on or over
Public Property . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68.1
5. Annual Right-of-Way Use Permit Required for Signs Projecting on or
over Public Right-of-Way . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68.1
M. Design Requirements for Projecting Signs . . . . . . . . . . . . . . . . . . . . . . . . . . 68.1
1. Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68.1
N. Design Requirements for Awning, Canopy, or Marquee Signs . . . . . . . . . . . 68.1
1. Applicability of this Section . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68.1
2. Acceptable Location and Uniform Building Code Requirements . . . . . . . 68.1
3. Under Marquee/Under Awning/Under Canopy Sign Limitations . . . . . . . 68.1
a. Number . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68.1
b. Location and Size – Outside City Center . . . . . . . . . . . . . . . . . . . . . . 68.2
c. Location and Size – Within City Center . . . . . . . . . . . . . . . . . . . . . . . . 69
O. Design Requirements for Electric Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
1. Materials and Design Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
2. Installation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
3. Erector’s Name . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
4. Label Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
P. Inspections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
Q. Alternate Provisions for Material, Construction and Design . . . . . . . . . . . . . . 69
R. Appeals of Administrative Decisions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
S. Variances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
T. Compliance and Confiscation of Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
1. Compliance Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
2. Removal and Storage of Illegal Signs Authorized . . . . . . . . . . . . . . . . . . . 69
3. Confiscated Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
U. Violations of This Chapter and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
4-4-110 STORAGE FACILITIES, BULK . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70
A. Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70
B. Special Review and Higher Standards Required . . . . . . . . . . . . . . . . . . . . . . 70
C. Special Permit and Administration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70
1. Special Permit Required for Bulk Storage Facilities . . . . . . . . . . . . . . . . . 70
2. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70
3. Authority and Responsibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70
4. Provision of Information . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70
5. Evaluation Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70
D. Development Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71
1. Height of Containers and Stock Piles . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71
2. Setbacks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71
3. Landscaping and Screening . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71
a. Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71
b. Screening Required for Recognized Higher Risk Storage . . . . . . . . . . 71
c. Screening Required for Other Bulk Storage . . . . . . . . . . . . . . . . . . . . 71
d. Landscaping Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
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4. Signs Permitted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
5. Surface Drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
a. Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
b. Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74
6. Toxic Substances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74
a. Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74
b. PSAPCA Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74
c. Maximum Concentrations of Toxic Substances . . . . . . . . . . . . . . . . . . 74
d. Method of Measurement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74
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7. Traffic and Access Control . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74
a. Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74
b. Access Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74
c. Emergency Vehicle Access . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74
d. Traffic Flow, Setbacks from Access Routes and Curb Cuts . . . . . . . . 75
e. Separation of Parking from Loading/Maneuvering Areas . . . . . . . . . . 75
f. Overpasses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 75
g. Paving of Access Routes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 75
h. Surfacing of Storage Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 75
8. Sound . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 75
a. Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 75
b. WAC Regulations Adopted by Reference . . . . . . . . . . . . . . . . . . . . . . 75
c. Classifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 75
d. Maximum Sound Levels . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 76
e. Reduction Due to Method of Measurement . . . . . . . . . . . . . . . . . . . . . 76
f. Extension of Hours of Restrictions . . . . . . . . . . . . . . . . . . . . . . . . . . . 76
9. Liquid Waste . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 76
a. Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 76
b. Discharge Regulated . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 76
c. Standards and Permits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77
d. Standards for Discharge into Sewer System . . . . . . . . . . . . . . . . . . . . 77
e. Disposal Schedule . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77
f. Proof of Compliance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77
g. Prevention of Odorants . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77
h. Treatment of Liquid Waste . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77
10. Light and Glare . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77
a. Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77
b. Method of Measurement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77
c. Maximum Levels . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77
11. Odorants . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77
a. Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77
b. Maximum Levels . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 78
c. Testing Procedure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 79
d. Monitoring Required Upon Complaint . . . . . . . . . . . . . . . . . . . . . . . . . 79
e. Other Remedies Not Impaired . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 79
12. Hazardous Materials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 79
a. Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 79
b. Off-Site Economic Burdens Prohibited . . . . . . . . . . . . . . . . . . . . . . . . 80
c. Barrier Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
d. Barrier Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
e. Fire Suppression System Standards . . . . . . . . . . . . . . . . . . . . . . . . . . 80
f. Maximum Quantities and Permitted Locations . . . . . . . . . . . . . . . . . . 80
g. Additional Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 81
h. Separation of Barrier and Fire Code Dyke . . . . . . . . . . . . . . . . . . . . . 81
i. Combination of Requirements Encouraged . . . . . . . . . . . . . . . . . . . . . 81
j. Impervious Surfacing Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 81
(Revised 11/07)4 - xvi
SECTION PAGE
NUMBER NUMBER
13. Gaseous and Particulate Emissions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 81
a. Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 81
b. Preferred Process Methods . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 81
c. PSAPCA Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 81
d. Substance Density Limitations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 82
e. Further Emission Limitations During an Alert . . . . . . . . . . . . . . . . . . . . 82
f. Hydroseeding Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 82
g. Report by Developer Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 82
h. Quarterly Reports May Be Required . . . . . . . . . . . . . . . . . . . . . . . . . . . 82
i. Notification Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 82
j. Additional Reports Authorized . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 82
k. Locational Restrictions for Facilities with Emissions . . . . . . . . . . . . . . . 82
l. Special Emission Standards for Existing Facilities . . . . . . . . . . . . . . . . 83
m. Compliance Later Required for Existing Facilities . . . . . . . . . . . . . . . . . 83
n. Efficiency Rating – Minimum . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 83
E. Variances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 84
4-4-120 STORAGE LOTS – OUTSIDE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .84
A. Screening Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 84
1. Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 84
2. Fencing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 84
B. Surfacing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 84
4-4-130 TREE RETENTION AND LAND CLEARING REGULATIONS . . . . . . . . . . . .84
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 84
B. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 84
C. Allowable Tree Removal Activities. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 84
1. Emergency Situations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 84
2. Dead, Dangerous, or Diseased Trees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 85
3. Maintenance Activities/Essential Tree Removal – Public or Private
Utilities, Roads and Public Parks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 85
4. Installation of SEPA Exempt Public or Private Utilities . . . . . . . . . . . . . . . . 85
5. Existing and Ongoing Agricultural Activities . . . . . . . . . . . . . . . . . . . . . . . . 85
6. Commercial Nurseries or Tree Farms . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 85
7. Public Road Expansion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 85
8. Site Investigative Work . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 85
9. Allowable Minor Tree Removal Activities . . . . . . . . . . . . . . . . . . . . . . . . . . 85
10. Landscaping or Gardening Permitted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 85
11. Operational Mining/Quarrying . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 85
12. Modification of Existing Utilities and Streets by Ten Percent (10%)
or Less . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 86
13. Utilities, Traffic Control, Walkways, Bikeways Within Existing,
Improved Right-of-Way or Easements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 86
D. Prohibited Activities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 86
1. Prohibited Activities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 86
2. Restrictions for Critical Areas – General . . . . . . . . . . . . . . . . . . . . . . . . . . . 86
3. Restrictions for Native Growth Protection Areas . . . . . . . . . . . . . . . . . . . . . 86
E. Review Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 86
1. Authority and Interpretation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 86
4 - xvii (Revised 11/07)
SECTION PAGE
NUMBER NUMBER
2. Independent Secondary Review. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 86
F. Permits Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 86
1. Land Development Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 86
2. Permit Required for Routine Vegetation Management on Undeveloped
Properties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 86
3. Permit Required to Use Mechanical Equipment . . . . . . . . . . . . . . . . . . . . 86
4. Timber Stand Maintenance – Conditional Use Permit Required . . . . . . . . 87
5. Tree Cutting – Solar Access or Pasture Land . . . . . . . . . . . . . . . . . . . . . . 87
G. Routine Vegetation Management Permit Review Process . . . . . . . . . . . . . . . 87
H. Performance Standards for Land Development/Building Permits . . . . . . . . . . 87
1. Protected Trees – Retention Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . 87
2. Plan Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 88
3. Applicability, Performance Standards and Alternates . . . . . . . . . . . . . . . . 88
4. General Review Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 88
5. Timing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 88
6. Restrictions for Critical Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 88
7. Tree/Ground Cover Retention . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 89
8. Protection Measures During Construction . . . . . . . . . . . . . . . . . . . . . . . . . 89
a. Construction Storage Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 89
b. Fenced Protection Area Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 89
c. Protection from Grade Changes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 89
d. Impervious Surfaces Prohibited Within the Drip Line . . . . . . . . . . . . . . 89
e. Restrictions on Grading Within the Drip Lines of Retained Trees . . . . . 89
f. Mulch Layer Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90
g. Monitoring Required During Construction . . . . . . . . . . . . . . . . . . . . . . . 90
h. Alternative Protection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90
9. Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90
I. Variance Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90
J. Violations and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90
1. Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90
2. Additional Liability for Damage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90
3. Restoration Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90
4. Replacement Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90
5. Stop Work . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90
4-4-140 WIRELESS COMMUNICATION FACILITIES . . . . . . . . . . . . . . . . . . . . . . . . . .90.1
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90.1
B. Goals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90.1
C. Exemption for Amateur Radio, Receive Only Antennas . . . . . . . . . . . . . . . . 90.1
D. Administering and Enforcing Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 90.1
E. Compliance with Telecommunications Act of 1996 . . . . . . . . . . . . . . . . . . . . . 91
F. Standards and Requirements for All Types of Wireless Communications
Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 91
1. Equipment Shelters or Cabinets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 91
a. Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 91
b. Landscaping and Screening . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 91
c. Size . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 91
2. Visual Impact . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 91
(Revised 11/07)4 - xviii
SECTION PAGE
NUMBER NUMBER
3. Maximum Noise Levels . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 91
4. Fencing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 92
5. Lighting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 92
6. Advertising Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 92
7. Building Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 92
8. Radio Frequency Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 92
9. Special Requirements for Equipment Shelters/Cabinets within the
Public Right-of-Way . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 92
G. Standards for Specific Types of Wireless Facilities . . . . . . . . . . . . . . . . . . . . . 92
H. Airport Restrictions – Notice To FAA . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 96
I. Obsolescence . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 96
J. Collocation Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 96
1. Evaluation of Existing Support Structures . . . . . . . . . . . . . . . . . . . . . . . . . . 96
2. Cooperation in Collocation Efforts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 96
3. Reasonable Efforts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 96
K. Permit Limitations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 96
1. Maintenance Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 96
2. Compliance with Federal Standards for Radio Frequency Emissions . . . . 97
3. Notice to City of Change of Ownership . . . . . . . . . . . . . . . . . . . . . . . . . . . . 97
L. Alternates, Modifications, Variances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 97
M. Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 97
4-4-150 VIOLATIONS OF THIS CHAPTER AND PENALTIES . . . . . . . . . . . . . . . . . . 97
4-4-010F
4 - 1 (Revised 3/03)
4-4-010 STANDARDS AND REVIEW
CRITERIA FOR KEEPING ANIMALS:
A. PURPOSE AND INTENT:
Since the nature of growth generates greater
competition by both humans and animals for
available space, it is imperative that growth and
the keeping of animals be located appropriately
and managed effectively to ensure compatibility
and harmony. In particular, animals need to be
monitored to lessen the impacts of noise, odor,
and potential nuisance not only on-site but more
particularly to adjacent properties. Animal owners
keep their animals for a variety of reasons includ-
ing, but not limited to, companionship, affection
and protection. In order that the keeping of ani-
mals may coexist harmoniously with adjacent and
abutting uses, regulations are necessary.
B. AUTHORITY:
1. Responsibility: Responsibility for en-
forcement of the provisions of this Section
shall be as follows:
a. Animal Control Officer: All those
matters related to care, maintenance,
and individual licensing.
b. Development Services Division:
All those matters concerning land use
and zoning. Any doubt regarding respon-
sibility will be administratively deter-
mined.
C. APPLICABILITY:
The keeping of animals by an owner/tenant
where permitted in the zoning districts shall com-
ply with the requirements of this Section. These
regulations shall apply to existing and future
cases where an owner/tenant is keeping animals.
D. EXEMPTIONS:
Household pets as defined in RMC 4-11-160 are
a permitted use in all zones in the City and as
such are not regulated by this Section provided
they number three (3) or less. (Amd. Ord. 4999,
1-13-2003)
E. PROHIBITED ANIMALS:
See RMC 6-6-12.
F. GENERAL REQUIREMENTS FOR
KEEPING ANIMALS:
1. Residence: It is assumed that an animal
owner either lives on the property where an
animal is kept or has arranged with a tenant
to care for the animal.
2. Shelter Location: Shelter shall be pro-
vided in clean structures located a minimum
of twenty five feet (25′) from any property line
unless otherwise specified in RMC 4-4-010G
and H, Additional Requirements for Hobby
Kennels (Four (4) to Eight (8) Animals), or
Additional Requirements for Kennels (Nine
(9) or More Animals). Private barns and sta-
bles shall be located a minimum of fifty feet
(50′) from any property line. All structures,
corrals, feeding, exercising, training, riding or
other facilities associated with commercial
horse and pony boarding, riding stables, and
schools shall be located a minimum of fifty
feet (50′) from any property line.
3. Confinement: All animals shall be kept
and maintained in a manner which confines
their movement and activity to the premises
of the owner/tenant.
4. Health and Safety: All animals shall be
kept in such a manner so as not to create any
objectionable noise, odor, or otherwise cause
to annoy or become a public nuisance to the
health, safety or general welfare of any per-
son.
5. Animal Waste: Animal waste shall be
properly disposed of, and any accumulated
animal waste must not be stored within the
shelter setback area. Steps must be taken to
minimize odor and the potential for the infes-
tation of insects or the spread of disease. Any
storage of animal waste must not constitute a
nuisance as defined in chapter 1-3 RMC.
6. Fencing: Electric and barbed wire
fences may be used to confine animals pro-
vided the conditions of RMC 4-4-040, Fences
and Hedges, are met.
4-4-010G
(Revised 3/03)4 - 2
G. ADDITIONAL REQUIREMENTS FOR
HOBBY KENNELS (FOUR (4) TO EIGHT
(8) ANIMALS):
1. Fencing Required: All open-run areas
shall be surrounded by a six foot (6′) fence lo-
cated a minimum of ten feet (10′) from all
property lines.
2. Waste Removal: Provision shall be
made for the removal of animal and food
wastes, to keep the kennel free from the in-
festation of insects or rodents or disease, and
from obnoxious or foul odors.
3. Shelter Location: Shelter shall be pro-
vided in clean structures located only in the
rear yard unless the Development Services
Division, based upon information provided by
an owner/tenant, determines that a side yard
would be a better location for the shelter. The
shelter shall be located ten feet (10′) from
side and rear property lines.
4. Hobby Kennel License: A hobby kennel
license is required per RMC 4-9-100.
H. ADDITIONAL REQUIREMENTS FOR
KENNELS (NINE (9) OR MORE
ANIMALS):
1. Shelter: Shelter shall be provided for an-
imals in clean structures which shall be kept
structurally sound, maintained in good repair,
contain the animals, and restrict entrance of
other animals. These structures, together
with associated runs, shall be located a mini-
mum of fifty feet (50′) from any property line
and must be located in a rear yard.
2. Food and Bedding: Suitable food and
bedding shall be provided and stored in facil-
ities adequate to provide protection against
infestation or contamination by insects or ro-
dents. Refrigeration shall be provided for the
protection of perishable foods.
3. Waste Removal: Provision shall be
made for the removal of animals and food
wastes, bedding, and debris disposal in order
to keep the kennel free from the infestation of
insects, rodents, or disease and from obnox-
ious or foul odors.
4. Criteria for Indoor Kennel Facilities:
Applicants for kennels must show that indoor
facilities have a sufficient heating and cooling
system to provide a moderate temperature
throughout the year; a sufficient ventilation
system to circulate the air; an adequate natu-
ral or artificial lighting system to allow inspec-
tion and cleaning at any time of the day and
that interior wall and ceiling surfaces are con-
structed of materials which are resistant to
the absorption of moisture and odors.
5. Criteria for Outdoor Kennel Facilities:
Outdoor facilities will be constructed to pro-
vide shelter from the weather and associated
elements while providing sufficient space for
animal movement and exercise. Adequate
drainage must be provided to prevent water
buildup and subsequent damage and to facil-
itate waste removal. Adequate fences or re-
taining walls must be constructed to contain
animals and prevent intrusion by others.
I. REVIEW CRITERIA FOR KENNELS
AND HOBBY KENNELS:
Special review criteria for all types of kennels to
be considered by the Reviewing Official are in-
cluded in RMC 4-9-100F.
J. REVIEW CRITERIA FOR BOARDING
AND STABLES:
For uses such as commercial horse and pony
boarding, riding stables, and schools the condi-
tional use criteria of RMC 4-9-030 shall be appli-
cable.
K. BEEKEEPING:
1. Minimum Setback: Hives shall be lo-
cated a minimum of twenty five feet (25′) from
an interior lot line, with the hive(s) entrance(s)
facing away from the nearest property line.
Hives shall be located a minimum of one hun-
dred feet (100′) from public and/or private
rights-of-way or access easements.
2. Maintenance Standards:
a. Hives shall be maintained to avoid
overpopulation and minimize swarming,
for example by requeening regularly, so
as not to become a nuisance.
b. Hives shall be marked or identified to
notify visitors.
4-4-030C
4 - 3 (Revised 11/07)
L. NONCONFORMING USES:
In cases where the keeping of animals does not
comply with these regulations, the situation shall
be classified as a nonconforming use. (Amd. Ord.
5305, 9-17-2007)
M. VIOLATIONS AND PENALTIES:
1. Compliance with Current Code Regu-
lations: In those situations where the keep-
ing of animals does not comply with these
regulations and the situation is not classified
as a nonconforming use, then the owner shall
have to comply with the Code regulations.
2. Fines: Violation of land use permits
granted are subject to fines established in this
Code. All other violations of police regula-
tions shall be administered in accordance
with Chapter 6-6 RMC, Animals and Fowl at
Large.
(Ord. 3927, 7-15-1985; Ord. 4351, 5-4-1992;
Amd. Ord. 4963, 5-13-2002)
4-4-020 COMPREHENSIVE PLAN
IMPLEMENTATION: (Reserved)
4-4-030 DEVELOPMENT
GUIDELINES AND REGULATIONS –
GENERAL:
A. INTENT:
It is the intent of this Section to provide the City,
especially the Development Services Division
and the Hearing Examiner, with criteria to make
consistent and rational land use recommenda-
tions and decisions that (1) place the public
health, safety and welfare paramount; (2) recog-
nize property rights; (3) promote aesthetics,
amenities and good design; (4) minimize incom-
patibility of adjacent uses; (5) minimize pollution;
(6) contain adverse impacts on-site; (7) make
consistent and rational decisions and recommen-
dations. Furthermore it is the intent of this Section
to comply with the various resolutions, codes and
ordinances of the City and the State Environmen-
tal Policy Act, as amended.
B. ADOPTION BY REFERENCE:
The goals, objectives, and policies as set forth in
the following documents and related studies or
documents are presently in force or as modified
from time to time are hereby incorporated by ref-
erence and shall be considered as if fully set forth
herein:
Cedar River Master Plan
Comprehensive Solid Waste Management
Plan
Green River Valley Plan
Fire Department Master Plan
Airport Master Plan
King County Stormwater Management Man-
ual
Comprehensive Park, Recreation and Open
Space Plan
Comprehensive Water System Plan
Long Range Wastewater Management Plan
King County Comprehensive Housing Afford-
ability Strategy (CHAS)
Shoreline Master Program
King County Solid Waste Management Plan
Countywide Planning Policies
Six-Year Transportation Improvement Plan
Street Arterial Plan
Traffic Mitigation Resolution and Fee
Parks Mitigation Resolution and Fee
Fire Mitigation Resolution and Fee
Comprehensive Plan
C. CONSTRUCTION STANDARDS:
1. Haul Routes: A construction plan indi-
cating haul routes and hours, construction
hours, and a traffic control plan must be sub-
mitted to the Development Services Division
for approval prior to a construction permit be-
ing issued.
4-4-030C
(Revised 11/07)4 - 4
2. Haul Hours: Haul hours shall be re-
stricted to the hours between eight-thirty
(8:30) a.m. and three-thirty (3:30) p.m., Mon-
day through Friday unless otherwise ap-
proved in advance by the Development
Services Division.
3. Permitted Work Hours in or Near Res-
idential Areas: Construction activities that
require construction or building permits and
that are conducted in residential areas or
within three hundred feet (300') of residential
areas shall be restricted to the following
hours:
a. Single Family Remodel or Single
Family Addition Construction Activi-
ties: Single family remodel or single fam-
ily addition construction activities shall be
restricted to the hours between seven
o’clock (7:00) a.m. and ten o’clock
(10:00) p.m., Monday through Friday.
Work on Saturdays and Sundays shall be
restricted to the hours between nine
o’clock (9:00) a.m. and ten o’clock
(10:00) p.m.
b. Commercial, Multi-Family, New
Single Family and Other Nonresiden-
tial Construction Activities: Commer-
cial, multi-family, new single family and
other nonresidential construction activi-
ties shall be restricted to the hours be-
tween seven o’clock (7:00) a.m. and
eight o’clock (8:00) p.m., Monday
through Friday. Work on Saturdays shall
be restricted to the hours between nine
o’clock (9:00) a.m. and eight o’clock
(8:00) p.m. No work shall be permitted on
Sundays.
4. Emergency Extensions to Permitted
Work Hours: The Development Services Di-
vision Director is authorized to grant an ex-
tension of working time during an emergency.
An emergency shall include but is not limited
to natural and manmade disasters.
5. Temporary Erosion Control: Tempo-
rary erosion control must be installed and
maintained for the duration of the project.
This work must comply with the current King
County Surface Water Design Manual as
adopted by the City of Renton and must be
approved by the Development Services Divi-
sion.
6. Hydroseeding Required: Within thirty
(30) days of completion of grading work, the
applicant shall hydroseed or plant an appro-
priate ground cover over any portion of the
site that is graded or cleared of vegetation
and where no further construction work will
occur within ninety (90) days. Alternative
measures such as mulch, sodding, or plastic
covering as specified in the current King
County Surface Water Management Design
Manual as adopted by the City of Renton may
be proposed between the dates of November
1st and March 31st of each year. The Devel-
opment Services Division’s approval of this
work is required prior to final inspection and
approval of the permit.
7. Construction Debris: Construction de-
bris, such as concrete, lumber, etc., must be
removed and not buried on site.
8. Construction Activity Standards –
Aquifer Protection Area (APA) Zones 1
and 2: The following standards shall apply to
construction activities occurring in the Aquifer
Protection Area if construction vehicles will
be refueled on site and/or the quantity of haz-
ardous materials that will be stored, dis-
pensed, used, and handled on the
construction site, exclusive of the quantity of
hazardous materials contained in fuel or fluid
reservoirs of construction vehicles, will ex-
ceed twenty (20) gallons. Weight of solid haz-
ardous materials will be converted to
volumes for purposes of determining whether
de minimus amount is exceeded. Ten (10)
pounds shall be considered equal to one gal-
lon.
a. Designated Person: There shall be
a designated person on site during oper-
ating hours who is responsible for super-
4-4-030D
4 - 5 (Revised 1/05)
vising the use, storage, and handling of
hazardous materials and who shall take
appropriate mitigating actions necessary
in the event of fire or spill.
b. Secondary Containment: Hazard-
ous material storage, dispensing, and re-
fueling areas and, to the extent possible,
use and handling areas shall be provided
with secondary containment in accor-
dance with RMC 4-3-050H2d(i), Second-
ary Containment – Zones 1 and 2.
c. Securing Hazardous Materials:
Hazardous materials left on site when the
site is unsupervised must be inaccessible
to the public. Locked storage sheds,
locked fencing, locked fuel tanks on con-
struction vehicles, or other techniques
may be used if they will preclude access.
d. Removal of Leaking Vehicles and
Equipment: Construction vehicles and
stationary equipment that are found to be
leaking fuel, hydraulic fluid, and/or other
hazardous materials shall be removed
from the site and the aquifer protection
area or repaired in place as soon as pos-
sible and may remain on the site in the in-
terim only if leakage is completely
contained.
e. Flammable and Combustible Liq-
uids – Storage and Dispensing: Stor-
age and dispensing of flammable and
combustible liquids from tanks, contain-
ers, and tank vehicles into the fuel and
fluid reservoirs of construction vehicles or
stationary equipment on the construction
site shall be in accordance with these
standards and the Uniform Fire Code
Section 7904.2, as adopted or amended
by the City.
f. Clean-Up Equipment and Sup-
plies: Equipment and supplies adequate
for the immediate clean-up of the worst
case release shall be stored on the con-
struction site in close proximity to hazard-
ous materials.
g. Unauthorized Releases: Unautho-
rized releases as defined in RMC
4-11-210, Definitions U, shall immedi-
ately be contained, reported, and
cleaned up as required by RMC
4-9-015G, Unauthorized Releases. Con-
taminated soil, water, and other materials
shall be disposed of according to state
and local requirements.
h. Application of Pesticides and Fer-
tilizer: Application of pesticide and fertil-
izer shall be in accordance with the
requirements of RMC 4-3-050H3, Use of
Pesticides and Nitrates – APA Zones 1
and 2.
i. Hazardous Materials Management
Statement: A hazardous materials man-
agement statement as described in RMC
4-8-120D8, Definitions H, Hazardous
Materials Management Statement, shall
be submitted to and approved by the De-
partment prior to issuance of a permit
regulating construction activity in the
APA.
D. OFF-SITE IMPROVEMENTS:
1. Improvements Required: Whenever a
building permit is applied for under the provi-
sions of this Code for new construction of a
multiple dwelling consisting of three (3) or
more units, public assembly, commercial or
industrial structure or alteration of an existing
structure of said type, in excess of fifty thou-
sand dollars ($50,000.00), then the person
applying for such building permit shall simul-
taneously make application for a permit, as
an integral part of such new construction or
alteration thereof, for the building and instal-
lation of certain off-site improvements, includ-
ing but not limited to water mains, drainage,
sanitary sewer, all improvements required by
the street improvement regulations and the
subdivision regulations and all necessary ap-
purtenances. Such off-site improvements
(except traffic signalization systems) shall ex-
tend the full distance of such property to be
improved upon and sought to be occupied as
a building site or parking area for the afore-
said building purposes and which may adjoin
property dedicated as a public street. Traffic
signalization off-site improvements shall be
installed pursuant to the provisions of the
subdivision regulations.
2. Design Standards: All sidewalks shall
be constructed to the City standards and con-
form to standard specifications for municipal
4-4-030E
(Revised 1/05)4 - 6
public works constructions, commonly known
as APWA Standards.
Street width and standards for construction
shall be specified by the Administrator of the
Planning/Building/Public Works Department.
All plans and specifications for such improve-
ments are to be submitted at time such appli-
cation for a permit is made.
3. Permits Required: All permits required
for the construction of these improvements
shall be applied for and obtained in the same
manner, and with fees and conditions as
specified in RMC Title 9, Public Ways and
Property, relating to excavating or disturbing
streets, alleys, pavement or improvements.
E. CONSTRUCTION OF
IMPROVEMENTS REQUIRED PRIOR TO
PERMANENT OCCUPANCY PERMIT
ISSUANCE:
There is hereby added an additional condition to
the issuance of any permanent occupancy per-
mit. No permanent occupancy permit shall be
granted until all on- and off-site improvements re-
quired of the project shall be constructed and ap-
proved by the City or alternatively deferred or
waived pursuant to RMC 4-9-060 or 4-9-250C.
F. DEFERRAL OF REQUIRED
IMPROVEMENTS:
See RMC 4-9-060.
G. CHANGE OF USE AND NEW
CONSTRUCTION REQUIRES
CERTIFICATE OF OCCUPANCY:
1. Certificate of Occupancy Required: No
vacant land shall be occupied or used and no
building hereafter erected shall be occupied
or used, nor shall the use of a building be
changed from a use limited to one district to
that of any other district as defined by this Ti-
tle until a certificate of occupancy shall have
been issued by the Building Inspector. Certif-
icate of occupancy for the use of vacant lands
or the change in the use of land as herein pro-
vided shall be applied for before any such
land shall be occupied or used, and a certifi-
cate of occupancy shall be issued within ten
(10) days after the application has been
made, providing such use is in conformity
with the provisions of these regulations.
2. Application Required Prior to Permit-
ting Excavation: No permit for excavation
for any building shall be issued before the ap-
plication has been made for certificate of oc-
cupancy. See also RMC 4-9-130, Occupancy
Permits.
3. Certificate of Use Available Upon Re-
quest: Upon a written request of the owner,
the Building Inspector shall issue a certificate
of occupancy for any building or land existing
at the time this Code takes effect, certifying,
after inspection, the use of the building or
land and whether such use conforms to the
provisions of the Code. Where a plat as
above provided is not already on file, an ap-
plication for a certificate of occupancy shall
be accompanied by a survey in duplicate
form such as is required for a permit.
H. USE OF EXISTING STRUCTURES
DURING CONSTRUCTION OF NEW
STRUCTURES:
1. Conditionally Authorized: When an ex-
isting structure or use is being replaced else-
where on a lot, the structure being replaced,
if remaining during the interim, shall not be
considered as countable or measurable de-
velopment under the provisions of this Code
when:
a. The structure has been condemned
as a threat to the public health, welfare,
or safety and cannot be reoccupied; or
b. The applicant has provided the City
with sureties and/or other devices satis-
factory to the City Attorney to ensure
compliance with lot coverage and other
possible requirements prior to the issu-
ance of a certificate of occupancy for the
replacement structure(s), or within a rea-
sonable period thereafter.
2. Exception for Public Owned or Oper-
ated Uses: Unless the Council or Hearing
Examiner makes a determination that such a
surety device should be provided, no such
device shall be required for a public owned or
operated use having a “P” suffix designation.
4-4-040D
4 - 6.1 (Revised 6/05)
I. HABITATION OF TRAVEL TRAILERS
OR RECREATIONAL VEHICLES:
Except as authorized in RMC 4-9-240, Temporary
Use Permits, recreational vehicles, travel trailers,
tents, or other temporary shelters shall not be
used for habitation.
(Ord. 1472, 12-18-1953; Ord. 3106, 1-24-1977;
Ord. 3483, 11-10-1980; Ord. 3592, 12-14-1981;
Ord. 4523, 6-5-1995; Ord. 4527, 6-12-1995; Ord.
4546, 7-24-1995; Ord. 4703, 2-2-1998; Ord.
4835, 3-27-2000; Ord. 4851, 8-7-2000; Amd. Ord.
4963, 5-13-2002; Ord. 5100, 11-1-2004)
4-4-040 FENCES AND HEDGES:
A. PURPOSE:
These regulations are intended to regulate the
material and height of fences and hedges, partic-
ularly in front yards and in yards abutting public
rights-of-way, in order to promote traffic and pub-
lic safety and to maintain aesthetically pleasing
neighborhoods. The following regulations are in-
tended to provide and maintain adequate sight
distance along public rights-of-way at intersec-
tions and to encourage safe ingress and egress
from individual properties. These regulations also
encourage the feeling of spaciousness along
neighborhood streets and minimize the closed
city atmosphere which tall fences along public
rights-of-way can create.
B. APPLICABILITY:
The provisions and conditions of this Section reg-
ulating height are not applicable to fences or bar-
riers required by State law or by the zoning
provisions of this Code to surround and enclose
public safety installations, school grounds, public
playgrounds, private or public swimming pools
and similar installations and improvements.
Fences and hedges within the urban separator
overlay are also subject to requirements of the Ur-
ban Separator Overlay regulations (see RMC
4-3-110). (Ord. 5132, 4-4-2005)
C. GENERAL FENCE AND HEDGE
REQUIREMENTS:
1. Fence Height – Method of Measure-
ment: The height shall be measured from the
top elevation of the top board rail or wire to
the ground. In cases where a wall is used in-
stead of a fence, height shall be measured
from the top surface of the wall to the ground
on the high side of the wall.
2. Berms: A berm may not be constructed
with a fence on it unless the total height of the
berm plus the fence is less than the maximum
height allowable for the fence if the berm
were not present.
3. Grade Differences: Where the finished
grade is a different elevation on either side of
a fence the height may be measured from the
side having the highest elevation.
4. City May Require Modification: Where
a traffic vision hazard is created, the City may
require a modification to the height limitations
and location of fences, hedges or walls to the
degree necessary to eliminate the hazard.
D. STANDARDS FOR RESIDENTIAL
USES:
1. Height Limitations for Interior Lots:
a. Front Yard Setbacks: Fences, walls
or hedges a maximum of forty eight
inches (48″) in height may be allowed
within the required front yard subject to
these provisions.
b. Side Lot Lines: Fences, walls or
hedges on interior lot lines of required
front yards shall not exceed forty eight
inches (48″) in height. Fences, walls or
hedges on interior side lot lines not within
required front yards may be a maximum
of seventy two inches (72″) in height.
c. Rear Lot Line: A fence or hedge a
maximum of seventy two inches (72″)
may be located on the rear lot line.
4-4-040D
(Revised 6/05)4 - 6.2
2. Height Limitations for Corner Lots:
a. Front Yard Setbacks: Fences, walls
or hedges a maximum of forty two inches
(42″) in height may be allowed on any
4-4-040E
4 - 7(Revised 3/06)
part of the clear vision area. Fences,
walls, or hedges a maximum of forty eight
inches (48″) in height may be allowed
within any part of the front yard setback
when located outside of any clear vision
area on said lot.
b. Interior Side Lot Line: Fences,
walls or hedges a maximum of seventy
two inches (72″) in height may be located
on interior side lot lines to the point where
they intersect the required front yard set-
back, in which case they shall be gov-
erned by subsection D2a of this Section.
c. Side Lot Line Abutting Street:
Fences, walls or hedges a maximum of
forty two inches (42″) in height within any
clear vision area and forty eight inches
(48″) in height elsewhere.
d. Rear Lot Line: Fences, walls, or
hedges a maximum of seventy two
inches (72″) in height may be located
along the rear lot line except the fence
shall be limited to forty eight inches (48″)
in height where they intersect the width of
the required side yard setback of the side
street and where the fence abuts the
front yard of an interior lot.
3. Gate Required: Residential fences,
walls or hedges along rear lot lines of interior
lots abutting alleys shall contain an access
gate to the alley.
4. Electric Fences: Electric fences are per-
mitted by special review in all residential
zones in cases where large domestic animals
are being kept provided additional fencing or
other barrier is erected along the property
lines.
E. STANDARDS FOR COMMERCIAL,
INDUSTRIAL AND OTHER USES:
1. Location and Maximum Height: A max-
imum of eight feet (8′) anywhere on the lot
provided the fence does not stand in or in
front of any required landscaping or pose a
traffic vision hazard.
2. Electric Fences: All electric fences shall
be posted with permanent signs a minimum
of thirty six (36) square inches in area at inter-
vals of fifteen feet (15′) stating that the fence
is electrified.
Electric fences and any related equipment
and appliances must be installed in accor-
dance with the manufacturer’s specifications
and in compliance with the National Electrical
Code.
3. Barbed Wire Fences: Barbed wire may
only be used on top of fences at least six feet
(6′) high for commercial, industrial, utility and
public uses.
4-4-040F
(Revised 3/06)4 - 8
4. Bulk Storage Fences: See RMC
4-4-110.
5. Special Provisions: Fences for mobile
home parks, subdivisions or planned urban
development and for sites which are mined,
graded or excavated may vary from these
regulations as provided in the respective
code sections. (Ord. 5153, 9-26-2005)
F. ADMINISTRATIVE REVIEW OF
VARIATION FROM HEIGHT
RESTRICTIONS:
A property owner wishing to vary the height re-
strictions or placement of a fence or hedge on a
lot may make written application to the Develop-
ment Services Division for an administrative re-
view of the situation. The Department’s staff shall
review the application and prepare a written de-
termination based upon criteria listed in these
regulations.
G. SPECIAL ADMINISTRATIVE FENCE
PERMITS:
1. Fences Eligible for Administrative Re-
view Process: Persons wishing to have one
of the following types of fences may submit a
letter of justification, site plan and typical ele-
vation together with the permit fee to the
Planning/Building/Public Works Department:
a. Fences exceeding forty eight inches
(48″) within front yard or side yards along
a street setback but not within a clear vi-
sion area.
b. Electric fences.
2. Evaluation Criteria: The Development
Services Division may approve the issuance
of special fence permits provided that the fol-
lowing objectives can be met:
• The proposed fence improves the
privacy and security of the adjoining
yard space;
• The proposed fence does not detract
from the quality of the residential en-
vironment by being out of scale or
creating vast blank walls along public
roadways;
• The proposed fence compliments the
environment it serves in an aestheti-
cally pleasing manner; and
• The proposed fence does not
present a hazard to vehicular or pe-
destrian traffic.
a.Acceptable Measures to Meet Cri-
teria: Fences located within the front or
side and/or rear yard along a street set-
back may be a maximum of seventy two
inches (72″) in height, provided the eval-
uation criteria are met. Acceptable mea-
sures to achieve these criteria include,
but are not limited to the following:
• Permanent landscaping along the
front of the fence;
• Quality fence material, such as cedar
fencing;
• Modulation of the fence;
• Similar design and material as other
fences in the surrounding neighbor-
hood;
• Increased setbacks from the adja-
cent sidewalk;
• Ornamental materials or construction
treatment, such as wrought iron;
• Orientation of the finished face of the
fence toward the street; and
• Other comparable construction or
design methods.
b.Clear Vision Area: The fence pro-
posed for special permits must have no
portion in the clear vision area over forty
two inches (42″) in height. The location
and height of the fence must not obstruct
views of oncoming traffic, or views from
driveways. (Amd. Ord. 5008, 4-28-2003)
H. COMPLIANCE:
Fences which do not comply with these regula-
tions must be brought into compliance within six
(6) months from the date of notice of fence viola-
tion from the City. (Ord. 4056, 4-13-1987)
4-4-050B
4 - 8.1 (Revised 7/03)
4-4-050 GARAGE SALES –
REQUIREMENTS FOR:
A. APPLICABILITY:
A garage sale which does not comply with the fol-
lowing conditions shall be considered a business
and must be brought into compliance with all re-
quirements for business uses, including compli-
ance with the Zoning Code.
B. CONDITIONS:
Conditions for garage sales shall include:
1. Maximum Time and Number: Incidental
garage sales consisting of no more than one
such sale per calendar quarter, and no more
than three (3) within the same calendar year
and with no such sale continuing for more
than two (2) days.
2. Supervision of Vehicles Required: Ga-
rage sales shall be supervised and are the re-
sponsibility of the occupant or the tenant who
occupies the dwelling unit. This person shall
not permit vehicles to impede the passage of
traffic on any roads or streets in the area of
the person’s property.
3. Use of Right-of-Way Prohibited:
Goods are not to be displayed in public rights-
of-way.
4. Signage Installation and Removal Re-
quirements: Signs advertising such sales
shall not be attached to any public structures,
signs or traffic control devices or utility poles.
(Revised 7/03)4 - 8.2
This page left intentionally blank.
4-4-060C
4 - 9 (Revised 12/05)
Signs may only be placed on property owned
by the person conducting the sale or on prop-
erty where an owner gives consent to post
such sign. All such signs shall be removed
twenty four (24) hours after the sale is com-
pleted.
5. Special Restriction for Self Storage
Uses in RM-F Zone: No garage, yard, or es-
tate sales are allowed from leased storage
units. (Ord. 4736, 8-24-1998)
C. VIOLATIONS OF THIS SECTION AND
PENALTIES:
Any person in violation of this Section shall be in-
formed in writing of the violation and shall be
given fourteen (14) days to comply with this Sec-
tion. Following this action, if a subsequent garage
sale is conducted in violation of this Section, each
day the sale is conducted shall be considered a
separate violation and shall be subject to the fol-
lowing penalty.
Any person conducting any “garage sale” as de-
fined herein in RMC 4-11-070 without being prop-
erly licensed therefor or who shall violate any of
the other terms and regulations of this Section
shall be guilty of a misdemeanor subject to RMC
1-3-1. (Ord. 4493, 1-23-1995; Ord. 5159,
10-17-2005)
4-4-060 GRADING, EXCAVATION
AND MINING REGULATIONS:
A. PURPOSE:
It is the purpose of this Section to:
1. Provide a means of regulating mining,
excavation and grading to promote the
health, safety, morals, general welfare and
esthetics in the City of Renton.
2. Promote the progressive rehabilitation of
mining, excavation and grading sites to a suit-
able new use.
3. Protect those areas and uses in the vicin-
ity of mining, excavation and grading activi-
ties against detrimental effects.
4. Promote safe, economic, systematic and
uninterrupted mining, excavation and grading
activities within the City of Renton.
B. SCOPE:
1. Applicability: All mining, excavation and
grading activities within the City of Renton
shall be subject to the terms and conditions of
this Section. All such activities shall be further
in compliance with chapter 78.44 RCW and
subject to the terms of this Section.
2. Application Required for Existing Ac-
tivities: The owner or operator of such activ-
ities in the City at the time of the adoption of
this Section shall make the initial application
within thirty (30) days and the entire applica-
tion within ninety (90) days of the effective
date of this Section.
3. Application Required for Activities
Annexed into City: The owner or operator of
such activities annexed subsequent to the
adoption of this Section shall make the initial
application within thirty (30) days and the en-
tire application within ninety (90) days from
the date of annexation.
4. Time for Compliance: All such existing
activities shall comply fully with all provisions
of this Section within the period of time estab-
lished by this Section except such activities
which are not existing at the date of the adop-
tion of this Section shall conform to all provi-
sions of this Section prior to the beginning of
their operation.
C. GENERAL:
1. Landscaping: Existing vegetation in any
required setback shall be preserved or land-
scaping shall be planted to prevent erosion
and reduce the dust, mud and noise gener-
ated on the proposed reuse of the site.
Around the periphery of the site, except
where the proposed reuse of the site requires
the lack of vegetation, the applicant shall
landscape in such a manner as to result in
reasonable screening. Trees planted shall be
at least four feet (4′) in height. In those areas
that have been rehabilitated and are desig-
nated to be planted according to the pro-
posed reuse of the site, the appropriate
plantings shall be done as soon as possible
to provide mature plants for the new use.
2. Screening: With the exception of offices,
every effort shall be made to screen effec-
tively all structures and activities to minimize
4-4-060D
(Revised 12/05)4 - 10
detrimental effects on adjacent property.
Screening may include but is not limited to
landscaping, berms with landscaping, and a
screening fence.
3. Natural Stream Courses: Every effort
shall be made to preserve perennial and in-
termittent streams and their surrounding veg-
etation. (Ord. 2820, 1-14-1974, eff.
1-19-1974)
4. Hydroseeding Required: Within thirty
(30) days of completion of grading work, the
applicant shall hydroseed or plant an appro-
priate ground cover over any portion of the
site that is graded or cleared of vegetation
and where no further construction work will
occur within ninety (90) days. Alternative
measures such as mulch, sodding, or plastic
covering as specified in the current King
County Surface Water Management Design
Manual as adopted by the City of Renton may
be proposed between the dates of November
1st and March 31st of each year. The Devel-
opment Services Division’s approval of this
work is required prior to final inspection and
approval of the permit. (Ord. 4703, 2-2-1998)
5. Conformance with RCW: This Section
conforms to the requirements of chapter
78.44 RCW which regulates surface mining
in the State of Washington. (Ord. 2820,
1-14-1974, eff. 1-19-1974)
6. Notification of Noncompliance: It shall
be the responsibility of the certifying engineer
on any grading project to advise immediately
any discrepancies, hazardous conditions or
problems affecting safety and stability of the
project to the person in charge of the grading
work and subsequently in writing to the grad-
ing operator and to the Building Department.
Recommendations for corrective measures,
if necessary, shall be provided in the correc-
tion notices.
7. Transfer of Responsibility for Work: If
at any time the grading operator changes the
certifying engineer or a different ownership or
responsible party occurs, the operator shall
notify the Building Department in writing
within ten (10) days and shall specify the new
civil engineer or owner. The owner or grading
operator shall not be relieved of any respon-
sibility relative to the safety and conduct of a
grading operation by virtue of changing engi-
neering advisors.
8. Stop Work Order: Should hazardous
conditions occur in either engineered grading
or regular grading, the Building Department
inspector shall have the responsibility and
authority to issue a partial or total stop work
order.
9. Emergency Permits: Upon application
to the Development Services Division, sup-
ported by those plans adequate for the Direc-
tor of the Development Services Division to
make a decision, there may be declared an
emergency and the Director may issue an
emergency fill and grade permit. In order for
there to be declared an emergency, there
must be a declaration from a State or Federal
regulatory agency that an emergency condi-
tion exists that threatens public safety, health
or welfare, or the Development Services Divi-
sion Director must be presented with inde-
pendent evidence that there exists an
emergency that imminently threatens public
safety, health or welfare, and further that
there exists inadequate time to obtain a fill
and grade permit. Before the emergency per-
mit can be issued, the Director must ensure
that environmental review has been com-
pleted by the Environmental Review Commit-
tee or is under the supervision of a Federal or
State agency that has conducted environ-
mental review. As part of any emergency
grading, the applicant for an emergency per-
mit must provide a disposal plan of the mate-
rials satisfactory to the Director, including
routing of any vehicles transporting any con-
taminated, dangerous or toxic materials. Any
fill to be installed must comply with the re-
quirements of this Section concerning the
contents of the fill. An emergency fill and
grading permit shall be for the minimum time
and minimum volume necessary to avoid the
emergency. (Ord. 4102, 12-14-1987, eff.
12-19-1987)
D. BOND REQUIRED TO COVER COSTS
OF REHABILITATION:
The Development Services Division shall require
bonds amounting to one and one-half (1-1/2)
times the estimated cost of rehabilitation to as-
sure that the work, if not completed or proceeding
in accordance with the approved plans and spec-
ifications, shall be corrected. Such a bond shall
be approved by the City Attorney and filed with
4-4-060J
4 - 13 (Revised 6/05)
made disasters. (Ord. 3592, 12-14-1981,
Amd. Ord. 4703, 2-2-1998)
7. Compliance with Pollution Control
Regulations: Discharge of materials into the
air or water shall be subject to the require-
ments of the appropriate governing agency.
(Ord. 2820, 1-14-1974, eff. 1-19-1974)
8. Control of Dust and Mud: Activities
shall be operated so as to reduce dust and
mud to a minimum. Unless otherwise speci-
fied by the Public Works and Building Depart-
ments, operations shall be conducted in
accordance with the following standards:
a. Access Roads: Access roads shall
be maintained in a condition that confines
the mud and dust to the site. Such roads
shall be improved to a width sufficient to
permit the unhindered movement of
emergency vehicles. One-way roads
shall have by-pass routes to permit the
movement of emergency vehicles.
b. Dozing and Digging: Dozing, dig-
ging, scraping and loading of excavated
materials shall be done in a manner
which reduces to the minimum level pos-
sible the producing of dust and mud.
(Ord. 2820, 1-14-1974, eff. 1-19-1974,
Amd. Ord. 3592, 12-14-1981)
9. Soil Erosion and Sedimentation: Soil
erosion and sedimentation shall be confined
to the site by such means as a temporary
cover of vegetation, mulches, diversions,
sedimentation ponds or other acceptable
methods. No toxic materials shall be allowed
to wash from the site or be discharged into re-
ceiving watercourses. (Amd. Ord. 4963,
5-13-2002)
10. Appearance: All activities under the ju-
risdiction of this Section shall be operated
and maintained in a neat and orderly manner,
free from junk, trash, or unnecessary debris.
Buildings shall be maintained in a sound con-
ditions, in good repair and appearance. Sal-
vageable equipment stored in a nonoperating
condition shall be suitably screened or ga-
raged. Landscaping adjacent to and around
the main entrance(s) and office shall be suffi-
ciently watered and cared for to insure its
health and well-being.
I. SURFACE WATER:
1. Polluted or Stagnant Water Prohib-
ited: Under no circumstances shall stagnant
or polluted waters be permitted in any site.
Should these waters accumulate, remedial
measures such as draining or backfilling shall
be taken as corrective action. Backfill mate-
rial shall be placed to a point one foot above
the water table.
2. Minimum Lake Depth: Lakes formed in
areas which may be used for recreational
purposes shall be of such depth that shall in-
hibit the growth of vegetative matter in the
water. A minimum two foot (2′) depth of water
shall be maintained in these areas. The res-
toration of any site which results in the forma-
tion of a lake shall be the result of careful
planning and shall take into consideration all
factors which contribute to the ultimate ecol-
ogy of the site.
3. Maximum Bank Slopes Adjacent to
Lake: All banks, adjacent to any body of water
created, shall be sloped or stepped as follows
to permit a person to escape from the water:
a. Unconsolidated Material: Soil,
sand, gravel and other unconsolidated
materials shall be sloped to two feet (2′)
below the low groundwater line at a slope
no steeper than one and one-half feet
horizontal to one foot vertical (1.5′:1′).
J. TOP AND TOE SETBACKS:
1. Setbacks – Minimum: The tops and
toes of cut and fill slopes shall be set back
from setback lines as far as necessary to pre-
serve the setback for the safety and benefit of
adjacent properties, the adequacy of founda-
tions, and to prevent damage as a result of
water runoff or erosion of the slopes.
Setbacks shall be no less than the following:
a. Tops of Slopes: Distance to the set-
back line for the top of slopes shall be a
minimum of ten feet (10′).
4-4-060K
(Revised 6/05)4 - 14
b. Structures: Distance to structures, if
any structures on the site shall be as fol-
lows:
K. CUTS:
1. General: Unless otherwise recom-
mended in the approved soil engineering
and/or engineering geology report, cuts shall
conform to the provisions of this Section.
2. Maximum Slope: The slope of cut sur-
faces shall be no steeper than is safe for the
intended use. Except in conjunction with a
modification granted per RMC 4-9-250D1 for
one of the circumstances listed in RMC
4-3-050N2a(ii) (Geologic Hazards – Modifi-
cations), cut operations associated with a
plat, short plat, subdivision or dedication, or
other permitted land development activity
which would result in the creation of perma-
nent slopes forty percent (40%) or greater
which are fifteen feet (15′) in height, i.e., pro-
tected slopes, shall not be approved. (Amd.
Ord. 4835, 3-27-2000)
3. Drainage and Terracing: Drainage and
terracing shall be provided as required by
subsection N of this Section.
L. FILLS:
1. Applicability and Exemptions: Unless
otherwise recommended in the approved soil
engineering report, fills shall conform to the
provisions of this Section. In the absence of
an approved soil engineering report, these
provisions may be waived for minor fills not
intended to support structures. For minor fills
or waste areas, humps, hollows or water
pockets shall be graded smooth with accept-
able slopes.
2. Fill Location: Fill slopes shall not be
constructed:
a. On natural slopes steeper than two-
and-one-half horizontal to one vertical
(2.5:1) that are fifteen feet (15′) or greater
in height (except in conjunction with a
modification granted per RMC 4-9-250D1
for filling against the toe of a natural rock
wall – see RMC 4-3-050N2a(ii)(b)); or
b. Where the fill slope toes out within
twelve feet (12′) horizontally of the top of
existing or planned cut slopes that are fif-
teen feet (15′) or greater in height and
steeper than two-and-one-half horizontal
to one vertical (2.5:1). (Amd. Ord. 4835,
3-27-2000; Ord. 4851, 8-7-2000)
3. Preparation of Ground: The ground sur-
face shall be prepared to receive fill by remov-
ing vegetation, noncomplying fill, topsoil and
other unsuitable materials as determined by
the soil engineer, and where the slopes are
five to one (5:1) or steeper, by benching into
sound bedrock or other competent material.
4. Fill Material: Fill materials shall have no
more than minor amounts of organic sub-
stances and shall have no rock or similar irre-
ducible material with a maximum dimension
greater than eight inches (8″). Fill material
shall meet the following requirements:
a. Construction, Demolition, and
Land Clearing Waste Prohibited: Fill
material shall be free of construction,
demolition, and land clearing waste ex-
cept that this requirement does not pre-
clude the use of recycled concrete rubble
per Washington State Department of
Transportation Standard Specifications
for Road, Bridge, and Municipal Con-
struction.
b. Cleanliness of Fill Material: Fill ma-
terial shall not contain concentrations of
contaminants that exceed cleanup stan-
dards for soil specified in WAC
173-340-740, Model Toxics Control Act.
Slope Height Top Toe
Less than 11′5′3′
11 – 30.9′7′Height/2′
31′ and over 10′15′
4-4-060P
4 - 17 (Revised 11/07)
of such water. If drainage facilities discharge
onto natural ground, riprap may be required.
(Ord. 2820, 1-14-1974, eff. 1-19-1974)
a. Minimum Grade: At least two per-
cent (2%) gradient toward approved
drainage facilities from building pads will
be required unless waived by the Build-
ing Department for nonhilly terrain. Ex-
ception: The gradient from the building
pad may be one percent (1%) where
building construction, and erosion control
will be completed before hazardous con-
ditions can occur. (Ord. 2820, 1-14-1974,
eff. 1-19-1974; Amd. Ord. 3592,
12-14-1981)
b. Drainage Releases: The property
owner or his authorized agent shall sub-
mit acceptable copies of drainage re-
leases from downstream owners or other
government agencies concerned when-
ever drainage is interrupted, diverted or
changed from natural surface or subsur-
face drainage patterns.
c. Stream Acceptance: The volume
and rate of water released shall not ex-
ceed the receiving stream’s or water-
course’s ability to accept the water
without erosion.
5. Overland Runoff: Runoff from areas of
higher elevation shall be safely routed around
or through the extraction or fill area. (Ord.
2820, 1-14-1974, eff. 1-19-1974)
O. SLOPES:
1. General: The faces of cut and fill slopes
shall be provided and maintained to control
against erosion. This control may consist of
effective planting. The protection for the
slopes shall be installed as soon as practica-
ble and prior to calling for final approval.
Where cut slopes are not subject to erosion
due to the erosion-resistant character of the
materials, such protection may be omitted
with the permission of the Building Depart-
ment, provided that this protection is not re-
quired by the rehabilitation plan. (Ord. 2820,
1-14-1974, eff. 1-19-1974; Amd. Ord. 3592,
12-14-1981)
2. Other Devices: Where necessary check
dams, cribbing, riprap or other devices or
methods shall be employed to control erosion
and sediment, provide safety, and control the
rate of water runoff. (Ord. 2820, 1-14-1974,
eff. 1-19-1974)
P. FINAL REPORTS:
1. Plans and Reports: Upon completion of
the rough grading work and at the final com-
pletion of the work, the Development Ser-
vices Division may require the following
reports and drawings and supplements
thereto: (Ord. 2820, 1-14-1974, eff.
1-19-1974; Amd. Ord. 3592, 12-14-1981)
a. As-Graded Grading Plan: An as-
graded grading plan prepared by the civil
engineer including original ground sur-
face elevations, as-graded ground sur-
face installations, lot drainage patterns
and locations and elevations of all surface
and subsurface drainage facilities. The
civil engineer shall provide certification
that the work was done in accordance
with the final approved grading plan.
b. Soil Grading Report: A soil grading
report prepared by the soil engineer in-
cluding locations and elevations by field
density tests, summaries of field and lab-
oratory tests and other substantiating
data and comments on any changes
made during grading and their effect on
the recommendation made in the soil en-
gineering investigation report. The soil
engineer shall provide certification as to
the adequacy of the site for the intended
use.
c. Geologic Grading Report: A geo-
logic grading report prepared by the engi-
neering geologist including a final
description of the geology of the site in-
cluding any new information disclosed
during the grading and the effect of same
on recommendations incorporated in the
approved grading plan. The engineering
geologist shall provide certification as to
the adequacy of the site for the intended
use as affected by geologic factors. (Ord.
2820, 1-14-1974, eff. 1-19-1974)
2. Notification of Completion: The permit-
tee or his agent shall notify the Development
Services Division when the grading operation
is ready for final inspection. Final approval
4-4-060Q
(Revised 11/07)4 - 18
shall not be given until all work including in-
stallation of all drainage facilities and their
protective devices and all erosion control
measures have been completed in accor-
dance with the final approved grading plan
and the required reports have been submit-
ted. (Ord. 2820, 1-14-1974, eff. 1-19-1974;
Amd. Ord. 3592, 12-14-1981)
Q. PERMITS AND FEES:
Grading, excavation and mining permits and li-
censes are required per RMC 4-9-080 for major
and minor activities. Submittal requirements are
listed in RMC 4-8-120, Submittal Requirements –
Specific to Application Type. Application fees are
listed per chapter 4-1 RMC, Administration and
Enforcement. (Ord. 4963, 5-13-2002)
R. APPEALS:
If the applicant does not concur with the require-
ments of the Development Services Division, he
has the prerogative of appealing to the Hearing
Examiner pursuant to RMC 4-8-110. (Ord. 3592,
12-14-1981; Amd. Ord. 4963, 5-13-2002)
S. VIOLATIONS OF THIS CHAPTER AND
PENALTIES:
Unless otherwise specified, violations of this
Chapter are misdemeanors subject to RMC
1-3-1. (Ord. 4351, 5-4-1992; Amd. Ord. 4963,
5-13-2002; Ord. 5159, 10-17-2005)
4-4-070 LANDSCAPING:
A. PURPOSE AND INTENT:
The purpose of these landscape requirements is
to establish consistent and comprehensive land-
scape provisions to preserve and enhance the
landscape character of the City; to improve the
aesthetic quality of the built environment; to mini-
mize erosion and reduce the impacts of develop-
ment on natural areas within the City and on
storm drainage systems and water resources in
particular; to provide shade, reduce noise and
glare, and establish a healthier environment; to
provide transitions between various land uses; to
increase privacy and protection from visual or
physical intrusion, and to maintain and protect
property values, and generally enhance the over-
all image and appearance of the City and quality
of life for its citizens.
It is not the intent of these regulations that rigid
and inflexible design standards be imposed, but
rather that minimum standards be set. It is ex-
pected that accepted horticultural practices and
landscape architectural principles will be applied
by design professionals.
B. APPLICABILITY:
1. The requirements of this Section shall
apply to:
a. All subdivision including short plats;
b. All new buildings;
c. Conversion of vacant land (e.g., to
parking or storage lots); and
d. Additions to existing buildings that
exceed fifty thousand dollars
($50,000.00) in value.
2. Exemptions: Single family residential
building permits, when not a part of a subdivi-
sion, are exempt from all but the maintenance
provisions of these requirements. In single
family residential subdivisions, those yards
not abutting a public or private street are ex-
empt from landscape regulations.
C. PLANS REQUIRED:
Conceptual and detailed landscaping plans are
required for all non-exempt development. Spe-
cific submittal requirements shall be as indicated
in RMC 4-8-120, Submittal Requirements. The
conceptual plans must be submitted prior to any
land use action approval and detailed landscape
plans must be approved prior to issuance of a
building permit.
D. GENERAL LANDSCAPE
REQUIREMENTS:
1. Street Frontage Landscaping Re-
quired: On-site landscaping is generally re-
quired along all street frontages, with the
exception of areas of pedestrian walkways
and driveways.
2. Pervious Areas to Be Landscaped:
Pervious areas, with the exception of critical
areas, shall have landscape treatment as ap-
propriate. Landscaping may include hard-
scape such as decorative paving, rock
outcroppings, fountains, plant containers, etc.
4-4-070D
4 - 18.1 (Revised 11/07)
3. Residential Rear/Side Yard/Landscap-
ing Along Streets: When rear or side yards
are along property lines abutting a street,
there shall be a minimum five-foot (5') plant-
ing area in the public right-of-way. This will
necessitate setting any future fencing back
from the edge of the right-or-way so that the
landscaping is visible from the street. Land-
scaping is required prior to occupancy. Main-
tenance of such areas shall be the
responsibility of the property owner(s). The
maintenance requirement may necessitate
provision of a gate in the fence to access the
planting area.
4. Compliance with Zone Standards Re-
quired: See specific zone requirements
listed in chapter 4-2 RMC.
5. Parking Lot Landscaping Require-
ments: Parking lot landscaping requirements
are listed in RMC 4-4-080F7.
Trees shall be retained in accordance with
RMC 4-4-130, Tree Retention and Land
Clearing Regulations.
6. Use of Existing Plant Material: Existing
trees and other vegetation on the site of a
proposed development shall be used to aug-
ment new plantings to meet the requirements
of this Section.
7. Use of Drought-Resistant Plants: In-
corporation of drought-resistant plants into
the landscape is encouraged.
8. Avoidance of Hazards: All landscaping
shall be planned in consideration of the public
health, safety, and welfare.
a. Landscaping shall not intrude within
the clear vision area at driveways and
street intersections.
b. Trees planted near overhead power
lines shall be species that will not eventu-
ally grow into such lines.
c. Landscaping shall not obscure fire
hydrants or access for emergency re-
sponse vehicles.
d. Avoid planting trees that may dam-
age sidewalks.
9. Preservation of Unique Features:
Unique features within the site shall be pre-
served and incorporated into the site devel-
opment design (such as significant
vegetation and rock outcroppings).
10. Slopes: Stripping of vegetative slopes
where harmful erosion and runoff will occur
shall be prohibited. The faces of cut and fill
slopes shall be developed and maintained to
control against erosion. This control may con-
sist of effective planting. The protection for
the slopes shall be initiated upon completion
of grading and fully installed within thirty (30)
days of grading completion and prior to a re-
quest for final project approval. Where slopes
are not subject to erosion due to the erosion-
resistant character of the materials such pro-
tection may be omitted with the permission of
the Public Works Department; provided, that
this protection is not required by the rehabili-
tation plan.
11. Erosion Control Devices: Where nec-
essary, check dams, cribbing, riprap or other
devices or methods shall be employed to
control erosion and sediment, provide safety
and control the rate of water runoff.
12. Permanent Underground Irrigation
System Required:
a. Underground irrigation systems shall
be installed and maintained in good work-
ing order in all landscaped areas of in-
dustrial, commercial, and multi-family
development, and landscaped common
areas in single family subdivisions.
b. The irrigation system shall provide
full water coverage of the planted areas
as specified in the plan.
c. The irrigation system maintenance
program shall include scheduled proce-
dures for winterization.
d. Exceptions: Landscape plans fea-
turing one hundred percent (100%)
drought-tolerant plants or landscaping al-
ready established without irrigation sys-
tems are exempt from installation of a
permanent irrigation system, but drought-
tolerant proposals must provide supple-
mental moisture by means of a City-ap-
proved temporary irrigation system for a
period not less than two (2) years. The
4-4-070E
(Revised 11/07)4 - 18.2
applicant must provide a maintenance
security device for a period of three (3)
years from the date of approval of land-
scape installation to ensure survival of
plants. (Ord. 5153, 9-26-2005; Ord.
5304, 9-17-2007)
E. SPECIFIC LANDSCAPE
REQUIREMENTS:
1. Trees: Street trees, conforming to City of
Renton recommendations, are required when
projects front public streets.
a. Street trees may be planted in the
public right-of-way or on private property.
b. Where tree branches might interfere
with pedestrians or vehicles in the right-
of-way, trees should have a clear area of
eight feet (8') above the ground for pe-
destrian paths and bicycle lanes and fif-
teen feet (15') above streets.
4-4-070H
4 - 19 (Revised 11/07)
c. Removal, severe pruning (not meet-
ing tree care standards of the American
National Standards Institute), or topping
(severing the main stem) of any street
tree within the City of Renton is prohib-
ited without authorization from the Devel-
opment Services Division of the
Planning/Building/Public Works Depart-
ment.
d. The responsibility for on-going main-
tenance or replacement of damaged
trees is with the property owner, or in the
case of off-site landscaping for plats, re-
sponsibility lies with the homeowner’s as-
sociation. Routine maintenance
procedures do not require prior authori-
zation by the City.
e. Authorized pruning and routine main-
tenance of trees shall meet the American
National Standards Institute (ANSI) tree
care standards (ANSI Z133.1 and A300).
2. Soil: Soil shall be prepared for landscape
installation according to industry standards to
be conducive to the healthy growth of new
plants.
a. Topsoil, original to the site and if suit-
able for planting areas, may be stored
during site construction for reuse during
the landscape installation phase.
b. Topsoil shall be rich in organic mate-
rial or amended to be so.
c. Clay soil is not acceptable and must
be removed from landscape areas if nat-
urally present on the site.
d. In residential development projects
where rear yard setbacks between a rear
fence and primary structure are not land-
scaped by the developer, soil in those ar-
eas must consist of topsoil viable for plant
growth and be in suitable condition for
landscaping prior to occupancy.
e. Construction debris must be re-
moved and not buried on site.
3. Drainage: All landscape areas shall
have adequate drainage, either through natu-
ral percolation or by means of an installed
drainage system.
4. Plants: All plants specified shall be
adapted to the site (sun exposure, cold hardi-
ness, moisture requirements, soil type, soil
pH, etc.). In addition:
a. All plant material shall meet the most
recent American Association of Nursery-
men Standards for nursery plant stock
(ANSI 260.1).
b. Wetland plant material shall be either
specified by a Certified Wetland Biolo-
gist, or selected from the City of Renton
Wetland Plant Replacement List [ap-
proval pending].
c. Caution should be used so as to
avoid introducing highly invasive plants
into the City landscape.
5. Berms: When berms are incorporated
into the landscape design, they shall not ex-
ceed slopes of 3:1 for lawn areas or 2:1 for
other plant material.
F. LANDSCAPE INSTALLATION:
All approved landscaping shall be installed before
the issuance of an occupancy permit.
G. DEFERRAL OF LANDSCAPE
IMPROVEMENTS:
Deferral of landscape installation, due to sea-
sonal planting difficulties or to the fact that the
project is impacted by a pending public works
project, may be requested pursuant to RMC
4-9-060, Deferral of Improvement Installation
Procedures.
H. AMENDED LANDSCAPING PLAN:
1. Modification of Landscape Plans: In
the event there are significant physical ele-
ments that are discovered after preliminary
plan approval that may prevent installation of
the landscaping as proposed, the landscape
plan may be modified upon request to the De-
velopment Services Director. Such request
must be accompanied by the following:
a. Copy of original, approved land-
scape plan.
b. An amendment plan meeting re-
quirements of RMC 4-8-120D12, Land-
scaping Plan, Detailed.
4-4-070I
(Revised 11/07)4 - 20
c. Narrative describing and justifying
proposed changes.
d. Modified tree retention and land
clearing plan for any protected trees pro-
posed to be removed in accordance with
RMC 4-4-130, Tree Retention and Land
Clearing Regulations.
2. Acceptability of Requested Modifica-
tions: The plans may be approved, denied or
returned to the applicant with suggestions for
changes that would make them acceptable.
3. Failure of Plan to Meet Intent: The De-
velopment Services Director may initiate revi-
sions to an approved landscape plan, prior to
release of a surety device, if the installed
landscaping has failed to meet the intent of
City landscape requirements. (Ord. 5304,
9-17-2007)
I. PERFORMANCE SURETY DEVICE:
1. If landscaping is not installed prior to oc-
cupancy, a performance surety device, such
as a landscape bond, shall be required prior
to obtaining a temporary occupancy permit.
Such device shall be valid for a period of one
hundred twenty (120) days and in sufficient
amount equal to the cost of one hundred
twenty five percent (125%) of the landscape
value as installed, to ensure required land-
scape standards have been met.
2. The Development Services Director may
request that the applicant or owner submit a
current estimate of cost, or may request com-
petitive bids to be obtained prior to accepting
a performance assurance device.
J. MAINTENANCE:
1. Maintenance Surety Device: A surety
device shall be required, prior to obtaining an
occupancy permit, for a period of not less
than three (3) years and in sufficient amount,
not less than fifteen percent (15%) of the
value of the landscaping, installed, to ensure
required landscaping is maintained until es-
tablished (estimated to be three years).
2. Maintenance Required: Landscaping
required by this Section shall be maintained
by the owner and/or occupant and shall be
subject to periodic inspection by the Develop-
ment Services Division. Plantings are to be
maintained in a healthy, growing condition
and those dead or dying shall be replaced.
Property owners shall keep the planting
areas reasonably free of weeds and litter.
3. Failure to Maintain Landscaping: The
Development Services Division Director is
authorized to notify the owner and/or agent
that any installed landscaping as required by
the Development Services Division is not be-
ing adequately maintained and the specific
nature of the failure to maintain. The Devel-
opment Services Division shall send the
property owner or agent written notice, spec-
ifying what corrections shall be made.
K. DAMAGED LANDSCAPING:
Upon request of the City, any landscaping re-
quired by City regulations that is damaged must
be replaced with like or better landscaping as de-
termined by the Development Services Director.
See also “Specific Landscape Requirements,
Trees” herein.
(Ord. 3718, 3-28-1983; Ord. 4832, 3-6-2000; Ord.
4856, 8-21-2000; Amd. Ord. 4963, 5-13-2002;
Ord. 5100, 11-1-2004)
4-4-075 LIGHTING, EXTERIOR ON-
SITE:
A. PURPOSE:
The purpose of these regulations is to provide for
ample, but not excessive illumination levels, pro-
mote the general public health, welfare, and
safety, and discourage light trespass beyond the
boundaries of the property on which the light is lo-
cated.
B. APPLICABILITY:
The standards of this section shall apply to the
addition or replacement of light fixtures. Addition-
ally, the standards of this Section apply to remedy
existing residential lighting that creates nuisances
to abutting properties per chapter 1-3 RMC, as
defined in RMC 1-3-4A11c(21).
4-4-080B
4 - 21 (Revised 7/04)
people from place to place. It is the goal of this
Section to allow the provision of sufficient off-
street parking to meet the needs of urban devel-
opment while not providing an excess surplus of
spaces. (Ord. 4517, 5-8-1995)
B. SCOPE OF PARKING, LOADING AND
DRIVEWAY STANDARDS:
1. Applicability:
a. Within the Downtown Core (as de-
picted in RMC 4-4-080C): This Section,
except for subsections F1 through F9
and J of this Section, shall apply in the
following cases:
i. New Buildings or Structures: If
construction replaces an existing
building, only the area exceeding the
area of the original structure shall be
used to calculate required parking.
ii. Building/Structure Additions:
Only the area exceeding the area of
the original structure shall be used to
calculate required parking.
b. Outside the Downtown Core: Off-
street parking, loading areas, and drive-
ways shall be provided in accordance
with the provisions of this Section in the
following cases:
i. New buildings or structures.
ii. Building/Structure Additions:
The enlargement or remodeling of an
existing building/structure by more
than one-third (1/3) of the area of the
building/structure.
iii. Paving or Striping: The paving
of a parking lot with permanent sur-
face, or striping a previously un-
striped lot.
iv. Change in Use: The change of
all or a portion of a building/structure
or land use to a use requiring more
parking than the previous use, as
specified in subsection F10 of this
Section, except when located in a
shopping center.
v. Activities Requiring Deliveries
or Shipments: Uses requiring mer-
chandise deliveries and/or ship-
ments shall provide adequate
permanent off-street loading space in
addition to required parking for the
use. (Ord. 3988, 4-28-1986; Ord.
4517, 5-8-1995; Ord. 4999, 1-13-
2003; Amd. Ord. 5087, 6-28-2004)
2. Conformance Required: It shall be un-
lawful for any person hereafter to erect, con-
struct, enlarge, move or convert any parking
lot, parking structure, loading area, or drive-
way in the City or cause or permit the same to
be done contrary to or in violation of any of
the provisions of this Section. Driveways
shall be constructed to City standards. (Ord.
4517, 5-8-1995, Ord. 4351, 5-4-1992)
3. Plans Required: Where off-street park-
ing is required, except for single-family dwell-
ings, a plan shall be submitted for approval by
the Building Department. The plan must be
accompanied by sufficient proof of ownership
that indicates the spaces contemplated will
be permanent.
4. Future Changes to Parking Arrange-
ment: Any future changes in parking ar-
rangements or number of spaces must be
approved by the Development Services Divi-
sion. (Amd. Ord. 5087, 6-28-2004)
5. Timing for Compliance:
a. Building Permit Required: No con-
struction, alteration or changes in uses
are permitted until all the information in
RMC 4-8-120D16p, Parking Analysis,
and 4-8-120D19s, Site Plan, has been
submitted and approved by the appropri-
ate City departments and building permit
has been issued.
b. Requirements Prior to Occupancy
Permit: The premises shall not be occu-
pied until the parking lot is paved,
marked, landscaped and lighted (if the lot
is to be illuminated) and an occupancy
permit has been issued, unless a defer-
ment has been granted.
c. Requirements Prior to Business
License Issuance: A business license
shall not be issued until an occupancy
permit has been issued. (Ord. 3988,
4-28-1986; Ord. 4351, 5-4-1992; Ord.
4517, 5-8-1995; Ord. 4999, 1-13-2003)
4-4-080C
(Revised 7/04)4 - 22
C. DOWNTOWN CORE AREA MAP:
(Ord. 4671, 7-21-1997; Ord. 4722, 5-11-1998; Amd. Ord. 5087, 6-28-2004)
4-4-080E
4 - 23 (Revised 1/08)
D. ADMINISTRATION:
1. Authority: The Planning/Building/Public
Works Department is hereby authorized and
directed to enforce all the provisions of this
Section. For such purpose, the Planning/
Building/Public Works Administrator or his/
her duly authorized representative shall have
the authority of a police officer. (Ord. 4517,
5-8-1995)
2. Interpretation:
a. Calculation of Number of Parking
Spaces – Fractions: When a unit of
measurement determining the number of
required parking spaces results in the re-
quirement of a fractional space, any frac-
tion up to but not including one-half (1/2)
shall be disregarded and fractions one-
half (1/2) and over shall require one park-
ing space. (Ord. 3988, 4-28-1986)
b. Measurement of Distance –
Method: Where a distance is specified,
such distance shall be the walking dis-
tance measured from the nearest point of
the parking facility to the nearest point of
the building that such facility is required
to serve. (Ord. 4517, 5-8-1995)
c. Measurement of Seat Width –
Benches and Pews: In stadiums, sports
arenas, churches and other places of as-
sembly in which patrons or spectators oc-
cupy benches, pews or other similar
seating facilities, each eighteen inches
(18") of length of such seating facilities
shall be counted as one seat for the pur-
pose of determining requirements for off-
street parking facilities under this Sec-
tion. (Ord. 3988, 4-28-1986)
E. LOCATION OF REQUIRED PARKING:
1. On-Site Parking Required: Required
parking as specified herein shall be provided
upon property in the same ownership as the
property upon which the building or use re-
quiring the specified parking is located or
upon leased parking. Off-street parking facili-
ties shall be located as hereinafter specified:
a. Detached, Semi-Attached and Two
(2) Attached Dwellings: On the same lot
with the building they are required to
serve.
b. Attached Dwellings Greater Than
Three (3) Units: May be on contiguous
lot with the building they are required to
serve; provided, the provisions of sub-
section E2 (Off-Site Parking) of this Sec-
tion are complied with.
c. Boat Moorages: May have parking
areas located not more than six hundred
feet (600') from such moorage facility nor
closer than one hundred feet (100') to the
shoreline (see subsection F10 of this
Section). Accessible parking as required
by the Washington State Barrier Free
Standards can be allowed within one
hundred feet (100') per subsection F8e of
this Section.
d. Other Uses: On the same lot with
the principal use except when the condi-
tions as mentioned in subsection E2 (Off-
Site Parking) of this Section are complied
with. (Amd. Ord. 4790, 9-13-1999)
2. Off-Site Parking:
a. When Permitted: If sufficient park-
ing is not available on the premises of the
use, an off-site private parking area may
be utilized. Off-site parking may not be
utilized by single-family residential use or
duplexes with residential use. (Amd. Ord.
5330, 12-10-2007)
b. Agreement Required: A parking
agreement ensuring that off-site parking
is available for the duration of the use
shall be approved by the Development
Services Director, following review by the
City Attorney.
c. Additional Information Required:
The Development Services Division shall
review the following as part of the permit
process:
i. A letter of justification addressing
the need for off-site parking and com-
patibility with the surrounding neigh-
borhood.
ii. A site plan showing all dimen-
sions of parking spaces, aisles, land-
4-4-080F
(Revised 1/08)4 - 24
scaping areas, adjacent street
improvements, curb cuts, and on-site
and adjacent uses and buildings.
d. Fees: No charge for use of such
parking area shall be made in any resi-
dential zone except on a weekly or
monthly basis.
e. Maximum Distance to Off-Site
Parking Area:
i. All Zones Within the Down-
town Core: No distance require-
ments apply when both the use and
off-site parking are located within the
Downtown Core.
ii. Within the UC-N1 and UC-N2
Zones: Off-site parking shall be
within five hundred feet (500') of the
building or use if it is intended to serve
residential uses, and within one thou-
sand five hundred feet (1,500') of the
building or use if it is intended to serve
nonresidential uses.
iii. All Other Zones: Off-site park-
ing shall be within five hundred feet
(500') of the building or use if it is in-
tended to serve residential uses, and
within seven hundred fifty feet (750')
of the building or use if it is intended
to serve nonresidential uses.
f. Transportation Management Plan
Exception: The Planning/Building Public
Works Department may modify the maxi-
mum distance requirements if a Trans-
portation Management Plan or other
acceptable transportation system will ad-
equately provide for the parking needs of
the use and the conditions outlined in
RMC 4-9-250D2 are met. (Ord. 3988,
4-28-1986; Ord. 4517, 5-8-1995; Ord.
5030, 11-24-2003; Amd. Ord. 5087,
6-28-2004)
3. Joint Use Parking Facilities:
a. When Permitted: Joint use of parking
facilities may be authorized for those uses
that have dissimilar peak-hour demands
or when it can be demonstrated that the
parking facilities to be shared are underuti-
lized. (Amd. Ord. 5330, 12-10-2007)
b. Agreement Required: A parking
agreement ensuring that joint use park-
ing is available for the duration of the
uses shall be approved by the Develop-
ment Services Director, following review
by the City Attorney.
c. Maximum Distance to Joint Use
Parking:
i. All Zones Within the Down-
town Core: No distance require-
ments apply when both the use and
joint use parking are located within
the Downtown Core.
ii. Within the UC-N1 and UC-N2
Zones: Joint use parking shall be
within seven hundred fifty feet (750')
of the building or use if it is intended
to serve residential uses, and within
one thousand five hundred feet
(1,500') of the building or use if it is
intended to serve nonresidential
uses.
iii. All Other Zones: Joint use
parking shall be within seven hun-
dred fifty feet (750') of the building or
use it is intended to serve.
d. Special Provisions for Subdivi-
sion of Shopping Center: Parking ar-
eas in shopping centers may operate as
common parking for all uses. If a shop-
ping center is subdivided, easements
and/or restrictive covenants must grant
use and provide for maintenance of com-
mon parking and access areas. (Ord.
3988, 4-28-1986; Ord. 4517, 5-8-1995;
Ord. 5030, 11-24-2003; Amd. Ord. 5087,
6-28-2004)
F. PARKING LOT DESIGN STANDARDS:
1. Maneuvering Space/Use of Public
Right-of-Way: Maneuvering space shall be
completely off the right-of-way of any public
street except for parking spaces provided for
single family dwellings and duplexes. Alleys
shall not be used for off-street parking and
loading purposes, but may be used for ma-
neuvering space. Parallel parking stalls shall
be designed so that doors of vehicles do not
open onto the public right-of-way.
4-4-080F
4 - 25 (Revised 12/05)
2. Maximum Parking Lot and Parking
Structure Slopes: Maximum slopes for park-
ing lots shall not exceed eight percent (8%)
slope. The Planning/Building/Public Works
Administrator or his/her designee may allow
a driveway to exceed eight percent (8%)
slope but not more than fifteen percent (15%)
slope, upon proper application in writing and
for good cause shown, which shall include,
but not be limited to, the absence of any rea-
sonable alternative. (Ord. 5156, 9-26-2005)
3. Access Approval Required: The in-
gress and egress of all parking lots and struc-
tures shall be approved by the Development
Services Division. (Ord. 3988, 4-28-1986)
4. Linkages: The Planning/Building/Public
Works Department shall have the authority to
establish, or cause to be established, bicycle,
high occupancy vehicle and pedestrian link-
ages within public and private developments.
Enforcement shall be administered through
the normal site design review and/or permit-
ting process. Adjustments to the standard
parking requirements of subsection F10 of
this Section may be made by the Planning/
Building/Public Works Department based on
the extent of these services to be provided.
(Ord. 4517, 5-8-1995)
5. Lighting: Any lighting on a parking lot
shall illuminate only the parking lot and shall
be designed and located so as to avoid un-
due glare or reflection of light pursuant to
RMC 4-4-075, Exterior On-site Lighting. Light
standards shall not be located so as to inter-
fere with parking stalls, stacking areas and in-
gress and egress areas. (Amd. Ord. 4963,
5-13-2002)
6. Fire Lane Standards:
a. Applicability: As required by the
Fire Codes and the Fire Department, fire
lanes shall be installed surrounding facil-
ities which by their size, location, design
or contents warrant access which ex-
ceeds that normally provided by the prox-
imity of City streets.
Additional fire lanes may be required in or-
der to provide access for firefighting or
rescue operations at building entrances
or exits, fire hydrants and fire protection
system service connection or control de-
vices.
The Fire Department may require that ar-
eas specified for use as driveways or pri-
vate thoroughfares shall be designated
as fire lanes and be marked or identified
as required by this Section.
b. Minimum Width and Clearance:
Lanes shall provide a minimum unob-
structed continuous width of twenty feet
(20′) and provide a minimum vertical
clearance of thirteen feet six inches
(13′6″). (Ord. 3988, 4-28-1986)
c. Identification:
i. Lanes shall be identified by a four
inch (4″) wide line and curb painted
bright red. The block letters shall
state, “FIRE LANE – NO PARKING”,
be eighteen inches (18″) high,
painted white, located not less than
one foot (1′) from the curb face, at
fifty foot (50′) intervals. (Ord. 4130,
2-15-1988)
ii. Signs shall be twelve inches by
eighteen inches (12″ x 18″) and shall
have letters and background of con-
trasting colors, readily readable from
at least a fifty foot (50′) distance.
(Ord. 3988, 4-28-1966)
iii. Signs shall be spaced not further
than fifty feet (50′) apart nor shall
they be placed less than five feet (5′),
or more than seven feet (7′) from the
ground. The installation and use of
fire lane signs will preclude the re-
quirement for painting “FIRE LANE –
NO PARKING”, in the lane only. The
area shall be identified by painting
the curb red or in the absence of a
curb, a four inch (4″) red line shall be
used. (Ord. 4130, 2-15-1988)
d. Surfacing and Construction Re-
quirements: Fire lanes shall be an all
weather surface constructed of asphalt or
reinforced concrete certified to be capa-
ble of supporting a twenty (20) ton vehi-
cle, or when specifically authorized by
the Fire Department, crushed rock may
be used; provided, written certification is
4-4-080F
(Revised 12/05)4 - 26
provided from a soils engineer, that the
roadway will support the weight of oper-
ating fire apparatus.
e. Clearances and Turning Radii:
Where fire lanes connect to City streets
or parking lots, adequate clearances and
turning radii shall be provided.
f. Existing Buildings – Hazards:
When the Fire Chief, or his authorized
designee, determines that a hazard due
to inaccessibility of fire apparatus exists
around existing buildings, he may require
fire lanes to be constructed and main-
tained as provided by this Section.
g. Modification by Fire Chief: When
the required clearances outlined above
cannot be physically provided, modifica-
tion may be allowed upon written applica-
tion and approval of the Fire Chief.
7. Landscape Requirements:
a. When Applicable: All parking lots,
loading areas, vehicle sales and rental
lots, and storage lots shall be landscaped
to the standards set forth herein and in
RMC 4-4-070.
b. Exemptions: Parking areas for de-
tached, single family dwelling units and
flats are exempt from parking lot land-
scape requirements.
c. Submittal Requirements: Submittal
requirements shall be as specified in
RMC 4-8-120B, C, D9I, and D12L.
d. Landscape Approval Required: All
landscaping required by this Section is
subject to approval by the Development
Services Division.
e. General Requirements for All
Parking Lots:
i. Safety Standards: Landscaping
shall not conflict with the safety of
those using the parking lot, adjacent
sidewalks, or with traffic safety. The
clear vision area shall be kept free of
plants that block sight lines.
ii. Retention of Existing Land-
scaping Encouraged: Where possi-
ble, existing mature trees and shrubs
shall be preserved and incorporated
in the landscape layout.
iii. Screening of Adjacent and/or
Abutting Residential Uses Re-
quired: A planting area or berm with
landscaping shall be provided on
those sides of a parking lot that are
adjacent to or abutting properties
used and/or zoned for residential
purposes. (See specific zoning clas-
sification.) Such planting shall be
subject to the requirements of the
zoning development standards and
shall be of a sufficient height to serve
as a buffer.
iv. Screening Modifications: The
Development Services Division may
allow a minimum of a forty two inch
(42′′) screening fence in lieu of land-
scaping upon proper application for
good cause shown, which shall in-
clude but not be limited to a narrow
parking lot.
v. Minimum Width: Any landscap-
ing area shall be a minimum of five
feet (5′) in width.
vi. Minimum Amounts: Surface
parking lots with more than fourteen
(14) stalls shall be landscaped as fol-
lows:
f. Minimum Landscaping Width Re-
quirements Abutting Public Right-of-
Way: Parking lots shall have landscaped
areas as follows:
i. Right Angle and Ninety De-
gree (90º) Stalls: A minimum width
of five feet (5′) for right angle and
ninety degree (90º) parking stalls
along the abutting public right-of-way
Total Number of
Parking Stalls
Minimum Landscape
Area
15 to 50 15 sf/parking space
51 to 99 25 sf/parking space
100 or more 35 sf/parking space
4-4-080F
4 - 26.1 (Revised 12/05)
except for areas of ingress and
egress.
ii. Angled Parking Layouts,
Forming a Sawtooth Pattern: Shall
maintain a minimum of five-foot (5′)
landscaping strip in the narrowest
(Revised 12/05)4 - 26.2
This page left intentionally blank.
4-4-080F
4 - 27 (Revised 1/05)
part of the sawtooth pattern abutting
a public right-of-way.
g. Special Landscape and Screening
Standards for Storage Lots: See RMC
4-4-120, Storage Lots, Outside.
h. Planting Requirements for Park-
ing Lots and Other Applicable Uses:
i. Where lots requiring landscaping
front public rights-of-way or streets,
street trees shall be required as
specified by the City of Renton.
ii. On sidewalks used by pedestri-
ans (as determined by the Develop-
ment Services Director), street trees
shall be installed with tree grates.
iii. Street trees shall be placed at
the average minimum rate of one
tree every thirty (30) lineal feet of
street frontage.
iv. Provide trees, shrubs, and
groundcover in the required perime-
ter and interior lot landscape areas.
(a) In addition to street trees
specified herein, plant at least
one tree for every six (6) parking
spaces within the lot interior.
(b) Plant shrubs at the rate of
five (5) per one hundred (100)
square feet of landscape area.
Shrubs shall have a mature
height between three (3) and
four (4) feet. Up to fifty percent
(50%) of shrubs may be decidu-
ous.
(c) Groundcover shall be
planted in sufficient quantities to
provide at least ninety percent
(90%) coverage of the planting
area within three years of instal-
lation.
(d) Do not have more than fifty
feet (50′) between parking stall
and a landscape area.
i. Underground Irrigation System
Required: Underground irrigation sys-
tems shall be required to be installed and
maintained for all landscaped areas. The
irrigation system shall provide full water
coverage of the planted areas as speci-
fied on the plan.
j. Installation to Comply with Ap-
proved Plans: All landscaping and irri-
gation systems shall be installed in
accordance with the landscaping and irri-
gation plans submitted by the applicant
and approved by the Development Ser-
vices Division (see RMC 4-8-120D9I, Irri-
gation Plans, and 4-8-120D9L,
Landscaping Plans).
k. Landscape Bond Required: All
landscaping and the irrigation system
shall be installed prior to occupancy, with
the following exception. If approved by
the Development Services Director, a
landscape bond shall be required, prior to
obtaining a temporary occupancy permit,
for a period of one hundred twenty (120)
days and in value equal to one hundred
twenty five percent (125%) of the total
cost to ensure required landscape stan-
dards have been met prior to receiving an
occupancy permit.
l. Maintenance Assurance Device: A
maintenance assurance device shall be
required, prior to obtaining an occupancy
permit, for a period of not less than three
(3) years and in sufficient amount to en-
sure required landscaping is maintained
until established (estimated to be three
(3) years).
Maintenance Required: Landscaping
required by this Section shall be main-
tained by the owner and/or occupant and
shall be subject to periodic inspection by
the Development Services Division.
Plantings are to be maintained in a
healthy, growing condition and those
dead or dying shall be replaced within six
(6) months. Property owners shall keep
the planting areas reasonably free of
weeds and litter.
m. Failure to Maintain Landscaping:
The Development Services Division Di-
rector is authorized to notify the owner
and/or agent that any installed landscap-
ing as required by the Development Ser-
4-4-080F
(Revised 1/05)4 - 28
vices Division is not being adequately
maintained and the specific nature of the
failure to maintain. The Development
Services Division shall send the property
owner or agent written notice, specifying
what corrections shall be made.
n. Dead or Damaged Landscaping:
Upon request of the City, any landscap-
ing required by City regulations that is
dead or damaged must be replaced with
like or better landscaping as determined
by the Development Services Director.
(Amd. Ord. 4999, 1-13-2003; Ord. 5087,
6-28-2004; Ord. 5100, 11-1-2004)
8. Parking Stall Types, Sizes, and Per-
centage Allowed/Required:
a. Standard Parking Stall Size – Sur-
face/Private Garage/Carport:
i. Minimum Length in All Zones
Except UC-N1 and UC-N2: A park-
ing stall shall be a minimum of twenty
feet (20′) in length, except for parallel
stalls, measured along both sides of
the usable portion of the stall. Each
parallel stall shall be twenty three
feet by nine feet (23′ x 9′) in size.
ii. Minimum Length in UC-N1 and
UC-N2 Zones: A parking stall shall
be a minimum of nineteen feet (19′)
in length, except for parallel stalls,
measured along both sides of the us-
able portion of the stalls. Each paral-
lel stall shall be twenty three feet by
nine feet (23′ x 9′) in size.
iii. Minimum Width: A parking stall
shall be a minimum of nine feet (9′) in
width measured from a right angle to
the stall sides.
iv. Reduced Width and Length
for Attendant Parking: When cars
are parked by an attendant, the stall
shall not be less than eighteen feet
long by eight feet wide (18′ x 8′).
(Ord. 5030, 11-24-2003)
b. Standard Parking Stall Size –
Structured Parking:
i. Minimum Length: A parking stall
shall be a minimum of fifteen feet
(15′). A stall shall be a minimum of
sixteen feet (16′) for stalls designed
at forty five degrees (45°) or greater.
Each parallel stall shall be twenty
three feet by nine feet (23′ x 9′) in
size.
ii. Minimum Width: A parking stall
shall be a minimum of eight feet, four
inches (8′4″) in width.
c. Compact Parking Stall Size and
Maximum Number of Compact
Spaces:
i. Stall Size – Surface/Private Ga-
rage/Carport: Each stall shall be
eight and one-half feet in width and
sixteen feet in length (8-1/2′ x 16′).
ii. Stall Size – Structured Park-
ing: A parking stall shall be a mini-
mum of seven feet, six inches (7′6″)
in width. A parking stall shall be a
minimum of twelve feet (12′) in
length, measured along both sides
for stalls designed at less than forty
five degrees (45°). A stall shall be a
minimum of thirteen feet (13′) in
length, for stalls designed at forty five
degrees (45°) or greater.
iii. Maximum Number of Com-
pact Spaces Outside of the UC-N1
and UC-N2 Zones: Compact parking
spaces shall not account for more
than:
•Designated employee parking
– not to exceed forty percent
(40%).
•Structured parking – not to ex-
ceed fifty percent (50%).
•All other uses – not to exceed
thirty percent (30%). (Ord. 5030,
11-24-2003)
4-4-080F
4 - 28.1 (Revised 1/05)
iv. Maximum Number of Compact
Spaces in the UC-N1 and UC-N2
Zones: The maximum number of
compact spaces shall not exceed fifty
percent (50%). (Ord. 5030,
11-24-2003)
d. Tandem Parking: Where tandem
parking is allowed pursuant to subsection
F10e of this Section, the following stan-
dards shall apply:
i. Stall length shall conform to the
standards of this subsection F8; and
ii. A restrictive covenant or other
device acceptable to the City will be
required to assign tandem parking
spaces to the exclusive use of spe-
cific dwelling units. Enforcement of
tandem parking spaces shall be pro-
vided by the property owner, property
manager, or homeowners’ associa-
tion as appropriate.
e. Special Reduced Length for Over-
hang: The Planning/Building/Public
Works Department may permit the park-
ing stall length to be reduced by two feet
(2′), provided there is sufficient area to
safely allow the overhang of a vehicle and
that the area of vehicle overhang does not
intrude into required landscaping areas.
f. Customer/Guest Parking: The De-
velopment Services Division may require
areas be set aside exclusively for cus-
tomer or guest parking and shall specify
one of the following methods be used:
i. A maximum of fifty percent (50%)
of the required parking stalls clearly
designated as “customer parking” or
“guest parking.” Parking stalls with
said designations shall be used only
for said purposes.
ii. A separate parking lot with its
own ingress and egress, landscaping
and screening exclusively for cus-
tomer parking and adequately signed
as such.
g. Accessible Parking as Stipulated
in the Americans with Disabilities Act
(ADA): Accessible parking shall be pro-
vided per the requirements of the Wash-
ington State Barrier Free Standards as
adopted by the City of Renton.
(Ord. 3988, 4-28-1986; Amd. Ord. 4854,
8-14-2000; Ord. 4963, 5-13-2002)
NUMBER OF ACCESSIBLE
PARKING SPACES
Total Parking
Spaces in Lot or
Garage
Minimum Required
Number of Accessible
Spaces
1 – 25 1
26 – 50 2
51 – 75 3
76 – 100 4
101 – 150 5
151 – 200 6
201 – 300 7
301 – 400 8
401 – 500 9
501 – 1,000 2% of total spaces
Over 1,000 20 spaces plus 1 space for
every 100 spaces, or
fraction thereof, over 1,000
(Revised 1/05)4 - 28.2
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4-4-080F
4 - 31 (Revised 7/07)
cific category shall apply, unless specifi-
cally stated otherwise.
c. Alternatives:
i. Joint Parking Agreements: Ap-
proved joint use parking agreements
and the establishment of a Transpor-
tation Management Plan (TMP) may
be used as described in subsections
E3 and F10c(ii) of this Section to meet
a portion of these parking require-
ments. (Amd. Ord. 4790, 9-13-1999)
ii. Transportation Management
Plans: A Transportation Manage-
ment Plan (TMP) guaranteeing the
required reduction in vehicle trips
may be substituted in part or in whole
for the parking spaces required, sub-
ject to the approval of the Planning/
Building/Public Works Department.
The developer may seek the assis-
tance of the Planning/Building/Public
Works Department in formulating a
Transportation Management Plan.
The plan must be agreed upon by
both the City and the developer
through a binding contract with the
City of Renton. At a minimum, the
Transportation Management Plan will
designate the number of trips to be
reduced on a daily basis, the means
by which the plan is to be accom-
plished, an evaluation procedure,
and a contingency plan if the trip re-
duction goal cannot be met. If the
Transportation Management Plan is
unsuccessful, the developer is obli-
gated to immediately provide addi-
tional measures at the direction of the
Planning/Building/Public Works De-
partment, which may include the re-
quirement to provide full parking as
required by City standards.
d. Modification: The Planning/Build-
ing/Public Works Department may autho-
rize a modification from either the
minimum or maximum parking require-
ments for a specific development should
conditions warrant as described in RMC
4-9-250D2. When seeking a modification
from the minimum or maximum parking
requirements, the developer or building
occupant shall provide the Planning/
Building/Public Works Department with
written justification for the proposed mod-
ification.
e. Parking Spaces Required Based
on Land Use: Modification of these min-
imum or maximum standards requires
written approval from the Planning/Build-
ing/Public Works Department (see RMC
4-9-250). (Ord. 4517, 5-8-1995; Amd.
Ord. 4790, 9-13-1999; Ord. 4963,
5-13-2002; Ord. 4971, 6-10-2002; Ord.
4982, 9-23-2002; Ord. 5030, 11-24-2003;
Ord. 5087, 6-28-2004; Ord. 5100,
11-1-2004; Ord. 5286, 5-14-2007)
USE NUMBER OF REQUIRED SPACES
GENERAL:
Mixed occupancies:
(2 or 3 different uses in the same
building or sharing a lot. For 4 or
more uses, see “shopping center”
requirements)
The total requirements for off-street parking facilities shall be
the sum of the requirements for the several uses computed
separately, unless the building is classified as a “shopping
center” as defined in RMC 4-11-190.
Uses not specifically identified in
this Section:
Planning/Building/Public Works Department staff shall deter-
mine which of the below uses is most similar based upon staff
experience with various uses and information provided by the
applicant. The amount of required parking for uses not listed
above shall be the same as for the most similar use listed
below.
RESIDENTIAL USES OUTSIDE OF DOWNTOWN CORE:
Detached and semi-attached
dwellings:
A minimum of 2 per dwelling unit. Tandem parking is allowed.
A maximum of 4 vehicles may be parked on a lot, including
those vehicles under repair and restoration, unless kept within
an enclosed building.
4-4-080F
(Revised 7/07)4 - 32
Bed and breakfast houses:1 per guest room. The parking space must not be located in
any required setback.
Manufactured homes within a
manufactured home park:
A minimum of 2 per manufactured home site, plus a screened
parking area shall be provided for boats, campers, travel trail-
ers and related devices at a ratio of 1 screened space per 10
units. A maximum of 4 vehicles may be parked on a lot, includ-
ing those vehicles under repair and restoration, unless kept
within an enclosed building.
Congregate residence:1 per sleeping room and 1 for the proprietor, plus 1 additional
space for each 4 persons employed on the premises.
Attached dwellings in CD, RM-U,
RM-T, UC-N1 and UC-N2 Zones
1.8 per 3 bedroom or larger dwelling unit;
1.6 per 2 bedroom dwelling unit;
1.2 per 1 bedroom or studio dwelling unit.
RM-T Zone Exemption: An exemption to the standard park-
ing ratio formula may be granted by the Development Services
Director allowing 1 parking space per dwelling unit for devel-
opments of less than 5 dwelling units with 2 bedrooms or less
per unit provided adequate on-street parking is available in the
vicinity of the development.
(Amd. Ord. 5018, 9-22-2003; Ord. 5087, 6-28-2004)
Attached dwellings within the
RM-F Zone:
2 per dwelling unit where tandem spaces are not provided; and/or
2.5 per dwelling unit where tandem parking is provided, sub-
ject to the criteria found in subsection F8d of this Section.
(Amd. Ord. 5100, 11-1-2004)
Attached dwellings within the CV
Zone:
1 per dwelling unit is required. A maximum of 1.75 per dwell-
ing unit is allowed.
Attached dwellings within all other
zones:
1.75 per dwelling unit where tandem spaces are not provided;
and/or
2.25 per dwelling unit where tandem parking is provided, sub-
ject to the criteria found in subsection F8d of this Section.
Attached dwelling for low income
elderly:
1 for each 4 dwelling units.
RESIDENTIAL USES IN DOWNTOWN CORE:
Attached dwellings:1 per unit.
Attached dwellings for low income
elderly:
1 for every 3 dwelling units.
COMMERCIAL ACTIVITIES OUTSIDE OF THE DOWNTOWN CORE, EXCEPT SHOPPING CENTERS:
Drive-through retail or drive-
through service:
Stacking spaces: The drive-through facility shall be so
located that sufficient on-site vehicle stacking space is pro-
vided for the handling of motor vehicles using such facility dur-
ing peak business hours. Typically 5 stacking spaces per
window are required unless otherwise determined by the
Development Services Director. Stacking spaces cannot
obstruct required parking spaces or ingress/egress within the
site or extend into the public right-of-way.
Banks:A minimum of 0.4 per 100 square feet of net floor area and a
maximum of 0.5 per 100 square feet of net floor area except
when part of a shopping center.
Convalescent centers:1 for every 2 employees plus 1 for every 3 beds.
USE NUMBER OF REQUIRED SPACES
4-4-080F
4 - 33 (Revised 7/07)
Day care centers, adult day care (I
and II):
1 for each employee and 2 loading spaces within 100 feet of
the main entrance for every 25 clients of the program.
Hotels and motels:1 per guest room plus 2 for every 3 employees.
Mortuaries or funeral homes:1 per 100 square feet of floor area of assembly rooms.
Vehicle sales (large and small
vehicles) with outdoor retail sales
areas:
1 per 5,000 square feet. The sales area is not a parking lot and
does not have to comply with dimensional requirements, land-
scaping or the bulk storage section requirements for setbacks
and screening. Any arrangement of motor vehicles is allowed
as long as:
• A minimum 5 feet perimeter landscaping area is pro-
vided;
• They are not displayed in required landscape areas;
and
• Adequate fire access is provided per Fire Department
approval.
Vehicle service and repair (large
and small vehicles):
0.25 per 100 square feet of net floor area.
Offices, medical and dental:0.5 per 100 square feet of net floor area.
Offices, general:A minimum of 3 per 1,000 feet of net floor area and a maxi-
mum of 4.5 parking spaces per 1,000 square feet of net floor
area.
Eating and drinking
establishments and taverns:
1 per 100 square feet of net floor area.
Eating and drinking establishment
combination sit-down/drive-
through restaurant:
1 per 75 square feet of net floor area.
Retail sales and big-box retail
sales:
A maximum of 0.4 per 100 square feet of net floor area,
except big-box retail sales, which is allowed a maximum of 0.5
per 100 square feet of net floor area if shared and/or struc-
tured parking is provided.
Services, on-site (except as speci-
fied below):
A maximum of 0.4 per 100 square feet of net floor area.
Clothing or shoe repair shops, fur-
niture, appliance, hardware stores,
household equipment:
0.2 per 100 square feet of net floor area.
Uncovered commercial area, out-
door nurseries:
0.05 per 100 square feet of retail sales area in addition to any
parking requirements for buildings.
Recreational and entertainment uses:
Outdoor and indoor sports are-
nas, auditoriums, stadiums,
movie theaters, and entertain-
ment clubs:
1 for every 4 fixed seats or 1 per 100 square feet of floor area
of main auditorium or of principal place of assembly not con-
taining fixed seats, whichever is greater.
Bowling alleys:5 per alley.
Dance halls, dance clubs, and
skating rinks:
1 per 40 square feet of net floor area.
Golf driving ranges:1 per driving station.
Marinas:2 per 3 slips. For private marina associated with a residential
complex, then 1 per 3 slips. Also 1 loading area per 25 slips.
Miniature golf courses:1 per hole.
Other recreational:1 per occupant based upon 50% of the maximum occupant
load as established by the adopted Building and Fire Codes of
the City of Renton.
USE NUMBER OF REQUIRED SPACES
4-4-080F
(Revised 7/07)4 - 34
Travel trailers:1 per trailer site.
COMMERCIAL ACTIVITIES WITHIN THE DOWNTOWN CORE, EXCEPT SHOPPING CENTERS:
All uses allowed in the CD Zone
except for the following uses:
Excepted Uses: Convalescent cen-
ter, drive-through retail, drive-
through service, hotels, mortuar-
ies, indoor sports arenas, auditori-
ums, movie theaters,
entertainment clubs, bowling
alleys, dance halls, dance clubs,
and other recreational uses.
1 space per 1,000 square feet of net floor area.
Excepted uses follow the standards applied outside the Down-
town Core.
SHOPPING CENTERS:
Shopping centers (includes any
type of business occupying a
shopping center):
A minimum of 0.4 per 100 square feet of net floor area and a
maximum of 0.5 per 100 square feet of net floor area. In the
UC-N1 and UC-N2 Zones, a maximum of 0.4 per 100 square
feet of net floor area is permitted unless structured parking is
provided, in which case 0.5 per 100 square feet of net floor
area is permitted. Drive-through retail or drive-through service
uses must comply with the stacking space provisions listed
above.
INDUSTRIAL/STORAGE ACTIVITIES:
Airplane hangars, tie-down areas:Parking is not required. Hangar space or tie-down areas are to
be utilized for necessary parking. Parking for offices associ-
ated with hangars is 1 per 200 square feet.
Manufacturing and fabrication, lab-
oratories, and assembly and/or
packaging operations:
A minimum of 0.1 per 100 square feet of net floor area and a
maximum of 0.15 spaces per 100 square feet of net floor area
(including warehouse space).
Self service storage:1 per 3,500 square feet of net floor area. Maximum of three
moving van/truck spaces in addition to required parking for
self service storage uses in the RM-F Zone.
Outdoor storage area:0.05 per 100 square feet of area.
Warehouses and indoor storage
buildings:
1 per 1,500 square feet of net floor area.
PUBLIC/QUASI-PUBLIC ACTIVITIES:
Religious institutions:1 for every 5 seats in the main auditorium, however, in no case
shall there be less than 10 spaces. For all existing institutions
enlarging the seating capacity of their auditoriums, 1 addi-
tional parking space shall be provided for every 5 additional
seats provided by the new construction. For all institutions
making structural alterations or additions that do not increase
the seating capacity of the auditorium, see “outdoor and
indoor sports arenas, auditoriums, stadiums, movie theaters,
and entertainment clubs.”
Medical institutions:1 for every 3 beds, plus 1 per staff doctor, plus 1 for every 3
employees.
Cultural facilities:4 per 100 square feet.
Public post office:0.3 for every 100 square feet.
Secure community transition facili-
ties:
1 per 3 beds, plus 1 per staff member, plus 1 per employee.
USE NUMBER OF REQUIRED SPACES
4-4-080H
4 - 34.1 (Revised 7/07)
G. PARKING LOT CONSTRUCTION
REQUIREMENTS:
1. Surfacing Requirements for Parking
Areas: All off-street parking areas shall be
paved with asphaltic concrete, cement or
equivalent material of a permanent nature as
approved by the Public Works Department.
2. Surfacing Requirements for Storage
Lots: Storage lots may be surfaced with
crushed rock or similar material approved by
the Public Works Department.
3. Marking Requirements: All parking ar-
eas other than those for single family residen-
tial and duplex dwellings shall have stalls
marked and access lanes clearly defined, in-
cluding directional arrows to guide internal
circulation.
a. All entrances and exits shall be des-
ignated as such by markings on the park-
ing lot pavement in addition to any signs
which may be used as entrance and exit
guides.
b. All markings are to be of commercial
traffic paint or equal material and are to
be maintained in a legible condition.
c. All accessible (Americans with Dis-
abilities Act, ADA), compact and guest
parking spaces shall be marked.
4. Wheel Stops Required: Wheel stops
shall be required on the periphery of the park-
ing lot so the cars shall not protrude into the
public right-of-way of the parking lot, or strike
buildings. Wheel stops shall be two feet (2′)
from the end of the stall for head-in parking.
5. Drainage: Drainage shall meet City re-
quirements, including the location of the
drains and the disposal of water.
H. LANDSCAPE MAINTENANCE
REQUIREMENTS:
1. Maintenance Required: Landscaping
shall be kept neat, orderly and of attractive
appearance at all times. Such landscaping
shall be maintained by the owner and/or oc-
cupant.
2. Periodic Inspection: Landscaped areas
will be subject to periodic inspection by the
Development Services Division to ensure
maintenance. Said Division shall advise en-
forcing authority of noncompliance with Sec-
tion requirements.
3. Maintenance Bonds and Charges Au-
thorized: In the event that such landscaping
is not maintained in a reasonable, neat, and
clean manner, the City shall have the right to
demand a proper performance or similar
bond from the owner or occupant of the pre-
mises to assure proper and continuous main-
tenance, or alternately, the City reserves the
right to cause such maintenance to be done
and to charge the full cost thereof unto the
owner. (Ord. 3988, 4-28-1986)
Schools:
Elementary and junior high:1 per employee. In addition, if buses for the transportation of
students are kept at the school, 1 off-street parking space
shall be provided for each bus of a size sufficient to park each
bus.
Senior high schools: public,
parochial and private:
1 per employee plus 1 space for every 10 students enrolled. In
addition, if buses for the private transportation of children are
kept at the school, 1 off-street parking space shall be provided
for each bus of a size sufficient to park each bus.
Colleges and universities, arts
and crafts schools/studios, and
trade or vocational schools:
1 per employee plus 1 for every 3 students residing on cam-
pus, plus 1 space for every 5 day students not residing on
campus. In addition, if buses for transportation of students are
kept at the school, 1 off-street parking space shall be provided
for each bus of a size sufficient to park each bus.
(Amd. Ord. 5030, 11-24-2003; Ord. 5087, 6-28-2004; Ord. 5286, 5-14-2007)
USE NUMBER OF REQUIRED SPACES
4-4-080I
(Revised 7/07)4 - 34.2
I. DRIVEWAY DESIGN STANDARDS:
1. Driveway Location – Hazard Prohib-
ited: No driveway shall be constructed in
such a manner as to be a hazard to any exist-
ing street lighting standard, utility pole, traffic
regulating device, fire hydrant, adjacent
street traffic, or similar devices or conditions.
The cost of relocating any such street struc-
ture when necessary to do so shall be borne
by the abutting property owner. Said reloca-
tion of any street structure shall be performed
only through the department and person
holding authority for the particular structure
involved. (Ord. 4517, 5-8-1995)
2. Driveway Spacing Based Upon Land
Use:
a. Industrial, Warehouse and Shop-
ping Center Uses:
i. The location of ingress and
egress driveways shall be subject to
approval of the Planning/Building/
Public Works Department under curb
cut permit procedures.
ii. There shall be a minimum of forty
feet (40′) between driveway curb re-
turns where there is more than one
driveway on property under unified
ownership or control and used as
one premises.
iii. Driveways shall not be closer
than five feet (5′) to any property line
(except as allowed under subsection
I7 of this Section, Joint Use Drive-
ways).
4-4-080I
4 - 35 (Revised 12/05)
b. All Other Uses:
i. The location of ingress and
egress driveways shall be subject to
approval of the Planning/Building/
Public Works Department under curb
cut permit procedures.
ii. Driveways shall not exceed forty
percent (40%) of the street frontage.
(Ord. 3988, 4-28-1986)
iii. Driveways shall not be closer
than five feet (5′) to any property line
(except as allowed under subsection
I7 of this Section, Joint Use Drive-
ways). (Ord. 4517, 5-8-1995)
iv. There shall be a minimum of
eighteen feet (18′) between driveway
curb returns where there is more
than one driveway on property under
single ownership or control and used
as one premises.
3. Driveway Width Maximums Based
Upon Land Use:
a. Industrial, Warehouse and Shop-
ping Center Uses:
i. Driveways shall not exceed forty
percent (40%) of the street frontage.
ii. The width of any driveway shall
not exceed fifty feet (50′) exclusive of
the radii of the returns or taper sec-
tion, the measurement being made
parallel to the centerline of the street
roadway.
iii. The Planning/Building/Public
Works Administrator or his/her desig-
nee may grant an exception upon
proper application in writing and for
good cause shown, which shall in-
clude, but not be limited to, the ab-
sence of any reasonable alternative.
(Ord. 5156, 9-26-2005)
b. Single Family and Duplex Uses:
The width of any driveway shall not ex-
ceed twenty feet (20′) exclusive of the ra-
dii of the returns or taper section, the
measurement being made parallel to the
centerline of the street roadway.
c. All Other Uses: The width of any
driveway shall not exceed thirty feet (30′)
exclusive of the radii of the returns or the
taper section, the measurement being
made parallel to the centerline of the
street roadway.
4. Maximum Number of Driveways
Based Upon Land Use:
a. Industrial, Warehouse and Shop-
ping Center Uses: There shall not be
more than two (2) driveways for each
three hundred thirty feet (330′) of street
frontage on property under unified own-
ership or control.
b. All Other Uses: There shall not be
more than two (2) driveways for each
three hundred thirty feet (330′) of street
frontage for a single ownership, except
where a single ownership is developed
into more than one unit of operation,
each sufficient in itself to meet the re-
quirements of this Section. In such case
there shall not be more than two (2) drive-
ways for each unit of operation. (Ord.
3988, 4-28-1986)
5. Driveway Angle – Minimum: The angle
between any driveway and the street road-
way or curb line shall not be less than forty
five degrees (45°).
6. Driveway Grades – Maximum Based
Upon Land Use:
a. Single Family and Two (2) Family
Uses: Maximum driveway slopes shall
not exceed fifteen percent (15%); pro-
vided, that driveways exceeding eight
percent (8%) shall provide slotted drains
at the lower end with positive drainage
discharge to restrict runoff from entering
the garage/residence or crossing any
public sidewalk. To exceed fifteen per-
cent (15%), a variance from the Planning/
Building/Public Works Administrator or
his/her designee is required.
b. All Other Uses: Maximum driveway
slope shall not exceed eight percent
(8%). The Planning/Building/Public
Works Administrator or his/her designee
may allow a driveway to exceed eight
percent (8%) slope but not more than fif-
4-4-080J
(Revised 12/05)4 - 36
teen percent (15%) slope, upon proper
application in writing and for good cause
shown, which shall include, but not be
limited to, the absence of any reasonable
alternative. To exceed fifteen percent
(15%), a variance from the Administrator
is required. (Ord. 5157, 9-26-2005)
7. Joint Use Driveways:
a. Benefits of: Joint use driveways re-
duce the number of curb cuts along indi-
vidual streets and thereby improve safety
and reduce congestion while providing
for additional on-street parking opportuni-
ties. Joint use driveways should be en-
couraged when feasible and appropriate.
(Ord. 4517, 5-8-1995)
b. Where Permitted: Adjoining uses
may utilize a joint use driveway where
such joint use driveway reduces the total
number of driveways entering the street
network, subject to the approval of the
Planning/Building/Public Works Depart-
ment. Joint use driveways must be cre-
ated upon the common property line of
the properties served or through the
granting of a permanent access ease-
ment when said driveway does not exist
upon a common property line. Joint use
access to the driveway shall be assured
by easement or other legal form accept-
able to the City. (Ord. 3988, 4-28-1986
and Ord. 4517, 5-8-1995)
J. LOADING SPACE STANDARDS:
1. Loading Space Required: For all build-
ings hereafter erected, reconstructed or en-
larged, adequate permanent off-street
loading space shall be provided if the activity
carried on in such building requires deliveries
to it or shipments from it of people or mer-
chandise. Loading space shall be in addition
to required off-street parking spaces.
2. Plan Required: Loading space shall be
shown on a plan and submitted for approval
by the Development Services Division.
3. Projection into Streets or Alleys Pro-
hibited: No portion of a vehicle taking part in
loading or unloading activities shall project
into a public street or alley. Ingress and
egress points from public rights-of-way at
designated driveways shall be designed and
located in such a manner as to preclude off-
site or on-street maneuvering of vehicles.
4. Minimum Clear Area for Dock High
Loading Doors: Buildings which utilize dock-
high loading doors shall provide a minimum
one hundred feet (100′) of clear maneuvering
area in front of each door.
5. Minimum Clear Area for Ground Level
Loading Doors: Buildings which utilize
ground level service or loading doors shall
provide a minimum of forty five feet (45′) of
clear maneuvering area in front of each door.
(Ord. 3988, 4-28-1986)
K. MODIFICATIONS:
1. Special Provisions for Use of Paved
Recreation Space for Parking: The Building
Department may authorize the use of space
designated and primarily used for recreation
purposes for a portion of the required parking
space provided the space conforms to the fol-
lowing conditions: Such parking areas shall
be subject to all locational and developmental
provisions of this Section; such portions of
the recreation area to be used for parking
shall be paved with a durable, dustless sur-
face of a permanent nature; and such parking
space may be credited only to space require-
4-4-090C
4 - 37 (Revised 1/05)
ments of the principal use which it is intended
to serve. (Ord. 4517, 5-8-1995)
2. Modification of Standards: See RMC
4-9-250D.
L. DEFERRAL OF CONSTRUCTION:
1. Deferral of Installation of Required Im-
provements: See RMC 4-9-060. The re-
quirement of a bond for landscape installation
may be waived upon approval of the Devel-
opment Services Division, and upon written
application by the applicant. (Ord. 3718,
3-28-1983)
2. Delay in Installation of Parking Spaces
– Reserve Parking Areas:
a. Decision Criteria: The Building Offi-
cial may approve a delay in the installa-
tion of up to fifty percent (50%) of the
minimum number of parking spaces oth-
erwise required to be installed, provided:
i. The applicant provides data
which substantiates the reduced
need for parking, and
ii. The applicant reserves on-site
area so that the minimum number of
parking spaces can be provided. Any
reserved space must be clearly des-
ignated on a site plan recorded with
the City Clerk, and must be de-
scribed on the certificate of occu-
pancy for the use.
b. Standards for Parking Reserve Ar-
eas:
i. No space reserved for parking
may be utilized to fulfill the minimum
landscaping development of open
space requirements of this Code.
However, all reserved space must be
landscaped or developed as open
space.
ii. The Building Official may review
the parking situation at any time to
evaluate the parking demand on the
subject property. If the Building Offi-
cial, after such review, reasonably
determines that additional parking is
needed, the Building Official shall re-
quire that reserved space be devel-
oped for parking, or that necessary
parking be secured by some other
means.
iii. A delay in the installation of re-
quired parking may be approved only
for a specific use and automatically
lapses upon the cessation of that
use. (Ord. 3988, 4-28-1986)
M. APPEALS:
To Hearing Examiner pursuant to RMC 4-8-110.
4-4-090 REFUSE AND
RECYCLABLES STANDARDS:
A. APPLICABILITY:
All new developments for multi-family residences,
commercial, industrial and other nonresidential
uses shall provide on-site refuse and recyclables
deposit areas and collection points for collection
of refuse and recyclables in compliance with this
Section.
B. EXEMPTION FOR SINGLE FAMILY
AND TWO (2) ATTACHED RESIDENCES
(DUPLEXES):
Single family and two (2) attached residences
(duplexes) shall be exempt from these require-
ments for refuse and recyclables deposit areas.
C. GENERAL REQUIREMENTS
APPLICABLE TO ALL USES (EXCEPT
SINGLE FAMILY AND TWO (2) ATTACHED
DWELLING UNITS):
1. Dimensions: Dimensions of the refuse
and recyclables deposit areas shall be of suf-
ficient width and depth to enclose containers
for refuse and recyclables, and to allow easy
access.
2. Location in Setback or Landscape Ar-
eas Prohibited: Outdoor refuse and recycla-
bles deposit areas and collection points shall
not be located in any required setback or
landscape areas.
3. Special Setbacks from Residential
Properties: Outdoor refuse and recyclables
deposit areas and collection points shall not
be located within fifty feet (50′) of a property
zoned RC, R-1, R-4, R-8, R-10, R-14, or RM,
4-4-090D
(Revised 1/05)4 - 38
except by approval by the Reviewing Official
through the site plan review process, or via
the modification process if exempt from site
plan review.
4. Obstruction Prohibited: Collection
points shall be located in a manner so that
hauling trucks do not obstruct pedestrian or
vehicle traffic on-site, or project into any pub-
lic right-of-way.
5. Collocation Encouraged: When possi-
ble, the recyclables deposit areas and collec-
tion points shall be located adjacent to or near
garbage collection areas to encourage their
use.
6. Signage Required: Refuse or recycla-
bles deposit areas shall be identified by signs
not exceeding two (2) square feet.
7. Architectural Design of Deposit Areas
to Be Consistent with Primary Structure:
Architectural design of any structure enclos-
ing an outdoor refuse or recyclables deposit
area or any building primarily used to contain
a refuse or recyclables deposit area shall be
consistent with the design of the primary
structure(s) on the site as determined by the
Development Services Division Director.
8. Screening of Deposit Areas: Garbage
dumpsters, refuse compactor areas, and re-
cycling collection areas must be fenced or
screened. A six foot (6′) wall or fence shall en-
close any outdoor refuse or recyclables de-
posit area. In cases where Zoning Code
fencing provisions conflict with the six foot (6′)
wall or fence requirement, the Zoning Code
provisions shall rule. Refuse and recyclables
deposit areas located in industrial develop-
ments that are greater than one hundred feet
(100′) from residentially zoned property are
exempted from this wall or fence requirement.
9. Minimum Gate Opening and Minimum
Vertical Clearance: Enclosures for outdoor
refuse or recyclables deposit areas/collection
points and separate buildings used primarily
to contain a refuse or recyclables deposit
area/collection point shall have gate open-
ings at least twelve feet (12′) wide for haulers.
In addition, the gate opening for any separate
building or other roofed structure used prima-
rily as a refuse or recyclables deposit area/
collection point shall have a vertical clear-
ance of at least fifteen feet (15′).
10. Weather Protection: Weather protec-
tion of refuse and recyclables shall be en-
sured by using weather-proofed containers or
by providing a roof over the storage area.
11. Approval of Screening Detail Plan
Required: A screening detail plan must be
approved by the Development Services Divi-
sion prior to the issuance of building or con-
struction permits.
D. MULTI-FAMILY DEVELOPMENTS –
ADDITIONAL REQUIREMENTS FOR
DEPOSIT AND COLLECTION AREAS:
The refuse and recyclables deposit area and col-
lection points for multi-family residences shall be
apportioned, located and designed as follows:
1. Minimum Size: A minimum of one and
one-half (1-1/2) square feet per dwelling unit
in multi-family residences shall be provided
for recyclables deposit areas, except where
the development is participating in a City-
sponsored program in which individual recy-
cling bins are used for curbside collection. A
minimum of three (3) square feet per dwelling
unit shall be provided for refuse deposit ar-
eas. A total minimum area of eighty (80)
square feet shall be provided for refuse and
recyclables deposit areas.
2. Minimum Number of Deposit Areas:
There shall be a minimum of one refuse and
recyclables deposit area/collection point for
each project. There shall be at least one de-
posit area/collection point for every thirty (30)
dwelling units.
3. Dispersal of Deposit Areas: The re-
quired refuse and recyclables deposit areas
shall be dispersed throughout the site when a
residential development comprises more
than one building.
4. Location within Structures Possible:
Refuse and recyclables deposit areas and
collection points may be located in separate
buildings/structures or outdoors. Refuse and
recyclables deposit areas may be located
within residential buildings, providing that
they are in compliance with the Uniform Fire
Code, and that collection points are easily
and safely accessible to hauling trucks.
4-4-090G
4 - 39 (Revised 12/05)
5. Maximum Distance from Building En-
trance: Refuse and recyclables deposit ar-
eas and collection points shall be located no
more than two hundred feet (200′) from a
common entrance of a residential building, al-
lowing for easy access by residents and haul-
ing trucks.
6. Site Plan Location: If refuse or recycla-
ble containers are located within a building,
then the space which these facilities utilize as
well as parking space for refuse/recyclable
container-towing vehicles must be clearly
shown on plans submitted to the City. Addi-
tionally, an exterior space must be provided to
accommodate the container(s) on refuse/re-
cyclable pick-up days. (Ord. 4971, 6-10-2002)
7. Parking Space Obstruction Prohib-
ited: Refuse and recyclable containers, and
associated refuse/recyclable container-tow-
ing vehicles may not obstruct a required park-
ing space at any time. (Ord. 4971, 6-10-2002)
8. Storage in Required Parking Space
Prohibited: Refuse and recyclable contain-
ers, and associated refuse/recyclable con-
tainer-towing vehicles may not be stored in
the minimum required parking spaces for a
development. (Ord. 4971, 6-10-2002)
E. COMMERCIAL, INDUSTRIAL, AND
OTHER NONRESIDENTIAL
DEVELOPMENTS – ADDITIONAL
REQUIREMENTS FOR DEPOSIT AND
COLLECTION AREAS:
The refuse and recyclables deposit areas and
collection points for commercial, industrial and
other nonresidential developments shall be ap-
portioned, located and designed as follows:
1. Location: Refuse and recyclables de-
posit areas and collection points may be allo-
cated to a centralized area, or dispersed
throughout the site, in easily accessible areas
for both users and hauling trucks.
2. Accessibility May Be Limited: Access
to refuse and recyclables deposit areas and
collection points may be limited, except dur-
ing regular business hours and/or specific
collection hours.
3. Office, Educational and Institutional
Developments – Minimum Size: In office,
educational and institutional developments, a
minimum of two (2) square feet per every one
thousand (1,000) square feet of building
gross floor area shall be provided for recycla-
bles deposit areas and a minimum of four (4)
square feet per one thousand (1,000) square
feet of building gross floor area shall be pro-
vided for refuse deposit areas. A total mini-
mum area of one hundred (100) square feet
shall be provided for recycling and refuse de-
posit areas.
4. Manufacturing and Other Nonresiden-
tial Developments – Minimum Size: In
manufacturing and other nonresidential de-
velopments, a minimum of three (3) square
feet per every one thousand (1,000) square
feet of building gross floor area shall be pro-
vided for recyclables deposit areas and a
minimum of six (6) square feet per one thou-
sand (1,000) square feet of building gross
floor area shall be provided for refuse deposit
areas. A total minimum area of one hundred
(100) square feet shall be provided for recy-
cling and refuse deposit areas.
5. Retail Developments – Minimum Size:
In retail developments, a minimum of five (5)
square feet per every one thousand (1,000)
square feet of building gross floor area shall
be provided for recyclables deposit areas and
a minimum of ten (10) square feet per one
thousand (1,000) square feet of building
gross floor area shall be provided for refuse
deposit areas. A total minimum area of one
hundred (100) square feet shall be provided
for recycling and refuse deposit areas.
F. MODIFICATIONS:
Whenever there are practical difficulties involved
in carrying out the provisions of this Section, mod-
ifications may be granted for individual cases in
accordance with the procedures and review crite-
ria in RMC 4-9-250D.
G. APPEALS:
Any decisions made in the administrative process
described in this Section may be appealed to the
Planning/Building/Public Works Administrator or
his/her designee within fifteen (15) days and filed,
in writing, with the Planning/Building/Public
Works Department. The Administrator shall give
substantial weight to any discretionary decision of
the City rendered pursuant to this Section. (Ord.
4376, 11-16-1992, Ord. 4703, 2-2-1998; Amd.
Ord. 4963, 5-13-2002; Ord. 5156, 9-26-2005)
4-4-095A
(Revised 12/05)4 - 40
4-4-095 SCREENING AND STORAGE
HEIGHT/LOCATION LIMITATIONS:
A. PURPOSE:
The purpose of this Section is to provide screen-
ing standards for mechanical equipment and out-
door service and storage areas to reduce
visibility, noise, and related impacts while allowing
accessibility for providers and users.
B. APPLICABILITY:
The standards contained in this Section shall ap-
ply to:
1. New or Replacement Equipment/Ac-
tivity: All proposals for new or replacement
surface mounted equipment, rooftop equip-
ment, outdoor storage, loading, repair, main-
tenance, work and/or retail areas.
2. Enlargement or Exterior Modifications
of Existing Structures: Sites with existing
surface mounted equipment, rooftop equip-
ment, outdoor storage, loading, repair, main-
tenance, work and/or retail areas, that are not
screened in conformance with this Section
shall be required to conform to the screening
requirements of this Section if enlarged or al-
tered when the cost of additions, expansions,
or alterations exceeds fifty percent (50%) of
the assessed value of the existing structure
or use shall result in the application of this
Section; provided, that interior alterations or
improvements which do not result in the exte-
rior modification of an existing building, struc-
ture, or use shall be exempt from these
provisions.
C. AUTHORITY:
The Reviewing Official for a development permit
that includes the uses and activities in subsection
B2 of this Section and exceeds the thresholds in
subsection B3 shall determine compliance with
these standards concurrently with any develop-
ment permit review.
D. SURFACE MOUNTED EQUIPMENT:
1. General Screening: All on-site surface
mounted utility equipment shall be screened
from public view. Screening shall consist of
equipment cabinets enclosing the utility
equipment, solid fencing or a wall of a height
at least as high as the equipment it screens,
or a landscaped visual barrier allowing for
reasonable access to equipment. Equipment
cabinets, fencing, and walls shall be made of
materials and/or colors compatible with build-
ing materials.
a. Industrial Zone Exemption: Sur-
face mounted equipment located in in-
dustrial developments that are greater
than one hundred feet (100′) from resi-
dentially zoned property and/or public
streets are exempted from requirements
in subsection D1 of this Section, General
Screening.
E. ROOF-TOP EQUIPMENT:
All operating equipment located on the roof of any
building shall be enclosed so as to be screened
from public view, excluding telecommunications
equipment. Shielding shall consist of the follow-
ing:
1. New Construction: Roof wells, cleresto-
ries, or parapets, walls, solid fencing, or other
similar solid, nonreflective barriers or enclo-
sures as determined by the Reviewing Offi-
cial to meet the intent of this requirement.
2. Additions to Existing Buildings:
Where the existing roof structure cannot
safely support the required screening, or
where the integrity of the existing roof will be
compromised by the screening, the Review-
ing Official may authorize painting of the
equipment to match the approximate color of
the background against which the equipment
is viewed, or an equivalent nonstructural
method to reduce visibility.
F. OUTDOOR STORAGE, LOADING,
REPAIR, MAINTENANCE AND WORK
AREAS:
1. Outdoor Loading – Multi-Family
Zones: Loading areas shall be screened by a
solid barrier fence or landscaping, or some
combination thereof as determined by the
Reviewing Official, through the site plan re-
view process or the modification process for
site plan-exempt proposals.
2. Outdoor Loading, Repair, Mainte-
nance and Work Areas – Commercial and
Industrial Zones: Screening is not required,
except when the subject commercial or in-
dustrial lot abuts or is adjacent to a residen-
4-4-100B
4 - 40.1 (Revised 1/05)
tially zoned lot, i.e., RC, R-1, R-4, R-8, RMH,
R-10, R-14, RM, and the regulated activity is
proposed on the side of the property abutting
or adjacent to the listed zones. In such cases,
a fence, or landscaping, or a landscaped
berm, or a combination thereof is required as
determined by the Reviewing Official to
achieve adequate visual or acoustical
screening. These provisions may be modified
by the Reviewing Official through the site plan
review process, or the modification process
for site-plan exempt proposals, where the ap-
plicant can show that the same or better re-
sult will occur because of creative design
solutions, unique aspects or use, etc.
3. Outdoor Storage – Commercial or In-
dustrial Zones: When permitted by the un-
derlying zone, outdoor storage must be
screened from adjacent or abutting properties
and public rights-of-way. Outdoor storage
uses shall provide sight-obscuring fences or
solid walls a minimum of six feet (6′) in height,
berming, and/or landscaping as determined
by the Reviewing Official to achieve adequate
visual or acoustical screening. Outside stor-
age shall not be permitted in any required set-
back area. Products or materials covered by
buildings with roofs but without sides shall be
considered outside storage and subject to the
screening provisions of this Section. Exterior
sales of autos, boats and motorcycles are not
considered outdoor storage.
a. Special Outdoor Storage Height
Requirements, Industrial Zones: Lim-
ited to fifteen feet (15′) in height or one
story.
G. VEHICLE STORAGE SCREENING, CA
ZONE:
In lieu of subsection F3 of this Section, vehicle
storage screening shall include the following:
fencing, berming, enclosing walls and landscap-
ing, as determined by the Reviewing Official, suf-
ficient to achieve substantial visual and acoustical
screening, shall be provided to screen adjacent
and abutting properties, public rights-of-way and
limited rights-of-way.
H. OUTDOOR RETAIL SALES – CD
ZONE:
Outdoor retail sales uses in the CD Zone must be
fully enclosed on all sides and screened from
view of adjacent uses and abutting public streets.
I. VARIANCES:
A variance to standards that are not otherwise al-
lowed to be altered via another process in accor-
dance with subsections D through G of this
Section may be sought pursuant to RMC 4-9-250.
J. APPEALS:
See RMC 4-8-110. (Ord. 4963, 5-13-2002)
4-4-100 SIGN REGULATIONS:
A. PURPOSE:
It is the purpose of these regulations to provide a
means of regulating signs so as to promote the
health, safety, morals, general welfare, social and
economic welfare and esthetics of the City of
Renton. Signs are erected to provide information
for the benefit and convenience of pedestrians
and motorists and should not detract from the
quality of urban environment by being competitive
or garish. Signs should complement and charac-
terize the environment which they serve to give
their respective areas a unique and pleasing
quality. The regulations of this Code are not in-
tended to permit any violations of any other lawful
ordinance. The purposes of this Section are im-
plemented through the establishment of stan-
dards for the type, placement, scale, and
construction of signs which varies by use, zoning
district, or City Center sign district. (Ord. 2877,
9-9-1974; Amd. Ord. 4720, 5-4-1998)
B. APPLICABILITY AND AUTHORITY:
1. Applicability: No sign shall hereafter be
erected, re-erected, constructed or altered,
except as provided by this Code and a permit
for the same has been issued by the Building
Official.
2. Permits Required: A separate permit
shall be required for a sign or signs for each
business entity and/or a separate permit for
each group of signs on a single supporting
structure. In addition, electrical permits shall
be obtained for electric signs. (Ord. 4629,
8-19-1996)
3. Periodic Inspection of Signs: All signs
controlled by this section shall be subject to
inspection and periodic reinspection by the
Planning/Building/Public Works Administra-
tor. (Ord. 3719, 4-11-1983; Amd. Ord. 4832,
3-6-2000)
4-4-100B
(Revised 1/05)4 - 40.2
4. Authority of Planning/Building/Public
Works Administrator: The Planning/Build-
ing/Public Works Administrator is hereby au-
thorized and directed to enforce all the
provisions of this section. The Planning/
Building/Public Works Administrator may or-
der the removal of any sign that is not main-
tained in accordance with the provisions of
subsection D3 of this section. (Ord. 2877,
9-9-1974; Amd. Ord. 3719, 4-11-1983; Ord.
4832, 3-6-2000)
5. Exemptions from Sign Code Regula-
tions:
a. Indoor Signage: This Code does
not apply to any signs or sign structures
located within a building. (Ord. 2877,
9-9-1974, Amd. Ord. 4720, 5-4-1998)
b. Government and Utility Signage:
Nothing in this Code shall be interpreted
as controlling public and informational
signs placed on the public right-of-way by
any governmental agency or public utility
having underground or overhead installa-
tions. (Ord. 2877, 9-9-1974)
c. Awning, Canopy, and Marquee
Structures Having No Signage: Aw-
nings and canopies shall meet the appli-
cable provisions of the adopted edition of
the Uniform Building Code. (Ord. 4720,
5-4-1998)
6. Exceptions from Permit Require-
ments: The following shall not require a sign
permit. These exceptions shall not be con-
strued as relieving the owner of any sign from
the responsibility of its erection, maintenance
and compliance with any other law or ordi-
nance regulating the same.
a. Bulletin Boards: Bulletin board not
over twelve (12) square feet in area on
one face for each public, charitable or re-
ligious institution when the same is lo-
cated on the premises of said institution.
b. City Sponsored Signs: Temporary
signs for the purpose of announcing or
promoting a City sponsored community
fair, festival, or event. Such decorations
and signs may be displayed no more
than fourteen (14) calendar days prior to
and during the fair, festival, or event. All
decorations and signs must be removed
within five (5) calendar days following the
end of the fair, festival or event. Excep-
tions to the time limitations may be ap-
proved by the Mayor’s office. The
temporary signs may be located on or
over public rights-of-way with approval of
the sign placement by the City of Renton
Transportation Systems Division.
c. City Sponsored or Co-Sponsored
Signs and Displays: City sponsored or
co-sponsored signs, banners, or decora-
tions subject to approval of the Mayor’s
office. These signs, banners, and dis-
plays may be located on or over public
rights-of-way with approval of the sign
placement by the City of Renton Trans-
portation Systems Division. (Amd. Ord.
4848, 6-26-2000)
d. Construction Signs:
i. Construction Advertising: One
temporary sign per street frontage,
not exceeding thirty two (32) square
feet in area on one face, denoting the
architect, engineer, contractor, finan-
4-4-100B
4 - 41 (Revised 4/04)
cier, developer and/or future site oc-
cupant or tenant when placed on the
site of new construction and/or build-
ing or site renovation.
ii. Temporary Replacement Sig-
nage: Existing uses which have re-
moved permanent signage during a
construction project may install tem-
porary banners and/or rigid portable
signs in lieu of permanent signage.
Only one banner or rigid portable
sign shall be allowed per street front-
age. Wall-hung and wall-pole strung
banners shall not exceed one hun-
dred (100) square feet in size, pole-
hung banners shall not exceed
twenty (20) square feet in size, and
rigid portable signs shall not exceed
thirty two (32) square feet in size.
The above temporary signage may
only be displayed in conjunction with
a valid building or construction per-
mit. Temporary replacement signs
shall be removed at, or prior to, the fi-
nalization of the building permit.
(Amd. Ord. 4859, 9-18-2000)
e. Copy Changes: The changing of the
advertising copy or message on a
painted or printed sign, theater marquee
and similar signs specifically designed for
the use of replaceable copy.
f. Credit Signs: Signs of not over two
(2) square feet advertising that credit is
available to members of monetary institu-
tions.
g. Flags: National, State, county and
municipal flags properly displayed. In ad-
dition, one corporate or institutional flag
may be properly displayed per site. (Ord.
4848, 6-26-2000)
h. Garage Sale Signs: See RMC 4-4-
100J3. (Ord. 5062, 1-26-2004)
i. Holiday Displays: Temporary signs
and decorations customary for special
holidays, observed by the federal, state
or municipal government erected entirely
on private property. (Amd. Ord. 4848,
6-26-2000; Ord. 5062, 1-26-2004)
j. Memorial Signs: Memorial signs or
tables, names of buildings and dates of
erection, when cut into any masonry sur-
face or when constructed of bronze or
other incombustible materials. (Ord.
4629, 8-19-1996; Amd. Ord. 4848,
6-26-2000; Ord. 5062, 1-26-2004)
k. Modifications Not Requiring
Structural or Electrical Changes:
i. Outside of City Center: Paint-
ing, repainting or cleaning of an ad-
vertising structure or the changing of
the advertising copy or message
thereon shall not be considered an
erection or alteration which requires
sign permit unless a structural or
electrical change is made. (Ord.
4629, 8-19-1996; Amd. Ord. 4720,
5-4-1998)
ii. Inside City Center Sign Regu-
lation Boundaries: Painting, re-
painting or cleaning of an advertising
structure shall not be considered an
erection or alteration which requires
sign permit unless a structural or
electrical change is made. A change
of sign face shall be subject to permit
requirements. (Ord. 4720, 5-4-1998;
Amd. Ord. 4848, 6-26-2000; Ord.
5062, 1-26-2004)
l. Open House Signs. (Amd. Ord.
4848, 6-26-2000; Ord. 5062, 1-26-2004)
m. Political Signs: Political signs less
than twelve (12) square feet on one face
as herein defined. (Amd. Ord. 4848,
6-26-2000; Ord. 5062, 1-26-2004)
n. Public Art: Sculptures, wall paint-
ings, murals, collages, banners and other
design features which do not incorporate
advertising or identification, consistent
with the provisions and procedures of the
Public Art Exemption, RMC 4-9-160.
(Amd. Ord. 4848, 6-26-2000; Ord. 5062,
1-26-2004)
o. Public Service Signs: Nonadvertis-
ing and nonpromotional signs such as cit-
izen recognition signs, neighborhood
welcome signs, signs indicating scenic or
historic points of interest, or other signs of
4-4-100C
(Revised 4/04)4 - 42
similar nature as determined by the De-
velopment Services Division. Such signs
may be located in any zone and shall re-
quire approval of the Development Ser-
vices Division. These signs may be
located on or over public rights-of-way
with approval of the sign placement by
the City of Renton Transportation Sys-
tems Division. (Amd. Ord. 4848,
6-26-2000; Ord. 5062, 1-26-2004)
p. Real Estate Signs: Open house
signs as described in subsection J2B(i) of
this Section and freestanding real estate
signs as described in subsection J2C of
this Section. (Amd. Ord. 4848,
6-26-2000; Ord. 5062, 1-26-2004)
q. Safety Information Signs: Signs of
public service companies indicating dan-
ger and/or service or safety information.
(Amd. Ord. 4848, 6-26-2000; Ord. 5062,
1-26-2004)
r. Small Parking and Traffic Control
Signs: Parking and traffic control signs
two (2) square feet or less on private
property. (Amd. Ord. 4848, 6-26-2000;
Ord. 5062, 1-26-2004)
s. Small Wall Signs: One on-premises
sign, not electrical or illuminated, two (2)
square feet or less on one face which is
affixed permanently on a plane parallel to
the wall on the wall located entirely on pri-
vate property. (Amd. Ord. 4848,
6-26-2000; Ord. 5062, 1-26-2004)
t. Weekend and Holiday Display Sig-
nage for Vehicle and Vessel Sales in
the Auto Mall Overlay Districts: Bal-
loons, with no limit on size or number per
site, may be displayed on Fridays, Satur-
days, and Sundays, federal legal holi-
days and December 26 – 31. (Ord. 4848,
6-26-2000; Ord. 5062, 1-26-2004)
u. Banner Signage for Vehicle and
Vessel Sales in the Auto Mall Overlay
Districts: Wall-hung and pole-hung ban-
ners are permitted as follows:
i. Wall-Hung Banner Size and Lo-
cation Limitations: Wall-hung ban-
ners shall not exceed one hundred
(100) square feet in size. There are
no restrictions on the number per
wall or number per site. Wall-hung
banners shall not cover up perma-
nent signage or address numbers.
ii. Pole-Hung Banner Size and
Location Limitations: Pole-hung
banners shall not exceed twenty (20)
square feet in size. No more than one
pole-hung banner shall be located on
any on-site pole or light standard.
There are no restrictions on the num-
ber of pole-hung banners per site.
(Ord. 4848, 6-26-2000; Ord. 5062,
1-26-2004)
C. PROHIBITED SIGNS AND DEVICES:
The following signs or devices are specifically
prohibited:
1. Signs Which Violate State Regula-
tions: All signs not complying with the Wash-
ington State Highway Department regulations
adjacent to State roads. (Ord. 4629,
8-19-1996)
2. Signs Which Interfere with Traffic
Control: Any sign using the words “stop”,
“look”, “danger” or any other word, symbol or
character which might confuse traffic or de-
tract from any legal traffic control device. No
sign shall be erected in such a manner as to
confine or obstruct the view or interpretation
of any official traffic sign, signal or device.
(Ord. 4629, 8-19-1996; Amd. Ord. 4720,
5-4-1998)
3. Animated, Revolving, Blinking and
Flashing Signs:
a. Outside City Center: All of the fol-
lowing signs located within seventy five
feet (75′) of the public right-of-way with
any of the following features: animated,
revolving more than eight (8) revolutions
per minute, blinking and flashing. Excep-
tions are public service signs, such as
those which give the time, temperature
and/or humidity, and electronic message
boards/signs for public facilities and car
dealers located within the Auto Mall
Area(s). (Ord. 4629, 8-19-1996, Amd.
Ord. 4724, 5-11-1998; Ord. 4766,
3-1-1999).
4-4-100C
4 - 42.1 (Revised 4/04)
b. Inside City Center Sign Regulation
Area Boundaries: In the City Center, all
of the following signs with any of the fol-
lowing features: animated, revolving,
blinking and flashing. Exceptions are
public service signs, such as those which
give the time, temperature and/or humid-
ity, and barber poles.
4. Devices of a Carnival Nature: Balloons,
flags, pennants/streamers, wind-animated
objects, searchlights, inflatable statuary, and
similar devices of a carnival nature except as
specifically provided in subsections B6, Ex-
emptions from Permit Requirements, and J6,
Event Signs, of this Section. (Amd. Ord.
4848, 6-26-2000)
5. Banners and Rigid Portable Signs:
Banners and rigid portable signs or any simi-
lar sign which is not permanently mounted,
except for those signs specifically permitted
by subsections B6, Exceptions from Permit
Requirements, and J, Temporary Signs, of
this Section. (Amd. Ord. 4832, 3-6-2000; Ord.
4848, 6-26-2000)
6. Signs Which Obscure Vision: There
shall be no signs allowed within twenty feet
(20′) of intersections or driveways which shall
obscure vision between the height of three
feet (3′) and ten feet (10′) of the street or
driveway grade.
7. Signs on Stationary Vehicles: Station-
ary motor vehicles, trailers and related de-
vices to circumvent the intent of this Code.
(Ord. 4629, 8-19-1996)
8. Signs over Public Right-of-Way: Signs
over public right-of-way other than signs
specified in subsection L2 of this Section,
projecting signs, temporary cloth signs per
subsection J1c of this Section, City spon-
sored signs and public service signs per sub-
sections B6b, B6c and B6o of this Section.
(Ord. 4629, 8-19-1996; Amd. Ord. 4720,
5-4-1998)
9. Signs on Public Right-of-Way: Signs
on public right-of-way other than temporary
and portable signs allowed by subsection J of
this Section; and subsections B6b, City Spon-
sored Signs; B6c, City Sponsored or Co-
Sponsored Signs and Displays; B6o, Public
Service Signs; B6q, Safety Information
Signs; and I, Signs on Public Right-of-Way, of
this Section. (Ord. 3719, 4-11-1983; Amd.
Ord. 4832, 3-6-2000; Ord. 4848, 6-26-2000;
Ord. 5062, 1-26-2004)
10. Off-Premises Signs: Except tempo-
rary and portable signs allowed by subsec-
tions J of this Section; City sponsored signs
and public service signs per subsections
B6b, City Sponsored Signs; B6c, City Spon-
sored or Co-Sponsored Signs and Displays;
and B6o, Public Service Signs, of this Sec-
tion. (Ord. 4172, 9-12-1988; Amd. Ord. 4629,
8-19-1996; Ord. 4832, 3-6-2000; Ord. 4848,
6-26-2000; Ord. 5062, 1-26-2004)
11. Roof Signs within the City Center
Sign Regulation Area, subsection H of this
Section, shall be prohibited. (Ord. 4720,
5-4-1998)
12. Signs Obscuring Address Numbers.
(Ord. 4848, 6-26-2000)
13. Signs Located in Designated Fire
Lanes: Signs shall not encroach within any
on-site fire lane, i.e., a minimum clearance of
fourteen feet (14′) in height and twenty feet
(20′) in width. (Ord. 4848, 6-26-2000)
14. Perimeter Street Landscaping: No
sign shall be located within required perime-
ter street landscaping. (Ord. 4848,
6-26-2000)
15. Signs on Vegetation: No sign or adver-
tising device shall be attached or hung on or
from a tree or shrub. (Ord. 4848, 6-26-2000)
16. Real Estate Signs:
a. Any off-premises real estate sign, ex-
cept open house and real estate direc-
tional signs.
b. In no case shall any real estate sign
be less than four (4) square feet, except
for open house signs.
c. Any off-premises real estate sign lo-
cated at the same intersection corner, or
location as an approved public service
sign or public art.
d. Any real estate sign closer than four
feet (4′) to the edge of a public roadway.
4-4-100C
(Revised 4/04)4 - 42.2
e. Any real estate sign placed in a man-
ner as to constitute a public safety hazard
as determined by the Development Ser-
vices Division. (Ord. 5062, 1-26-2004)
4-4-100E
4 - 45 (Revised 7/04)
restoration or reconstruction shall con-
form to the regulations and standards
specified in this Section. (Ord. 4720,
5-4-1998)
E. SIZE, NUMBER AND HEIGHT OF
PERMANENT SIGNS:
1. Permitted and Prohibited Signs: Only
those signs specifically designated are per-
mitted; all others are prohibited. (Ord. 4464,
7-25-1994)
2. Location Limitations: All signs are fur-
ther limited and restricted as to location in the
land use zones as such land use zones are
defined and established by chapter 4-2 RMC,
as amended, or any other regulation pertain-
ing to or regulating zoning. The zoning regu-
lations may contain further sign restrictions.
(Ord. 4464, 7-25-1994; Amd. Ord. 4720,
5-4-1998)
3. Height Limits:
a. Signs within City Center: See sub-
section H of this Section.
b. Signs Outside City Center Sign
Regulation Area: The height limitation
for freestanding, ground, projecting and
combination signs shall be the maximum
height of the zone or forty feet (40′),
whichever is less. Roof signs may extend
twenty feet (20′) above the parapet wall.
This Section shall not apply to those
signs covered by subsection E5e of this
Section, Large Retail Uses, or subsection
H of this Section, City Center Sign Regu-
lations, or subsection E5f(ii) of this Sec-
tion, Motor Vehicle Dealership Over One
Acre of Contiguous Ownership or Control
Located Within the Auto Mall Area(s).
(Ord. 4464, 7-25-1994, Amd. Ord. 4720,
5-4-1998; Ord. 5066, 4-5-2004)
4. Signs Permitted in All Residential,
Commercial, and Industrial Zones: Except
for signage within Shoreline Areas (subsec-
tion G of this Section), signage in the P-1
Zone, and signage with the City Center (sub-
section H of this Section), in all residential,
commercial and industrial zones the following
shall apply:
a. Churches, Apartments and Subdi-
visions: Churches, apartment buildings,
subdivision developments and similar oc-
cupancies located in residential and
mixed-use zones may have two (2) on-
premises identifying signs of not over
thirty two (32) square feet in area on one
face. The signs may be illuminated but
not animated, shall be for location identi-
fication only and shall display no copy,
symbol or device other than that in keep-
ing with the development. Freestanding
signs shall be not higher than six feet (6′)
above any established grade and shall
be no closer than ten feet (10′) to any
street right-of-way or five feet (5′) to any
side property line.
i. Decorative Flags: Apartment
buildings, residential subdivision de-
velopments and similar occupancies
located in residential and mixed-use
zones may also display decorative
flags in accordance with the following
requirements:
(a) Permit Requirements:
Permit required.
(b) Sign Type: A lightweight
fabric or similar material, sup-
ported by a vertical or horizontal
staff.
(c) Allowed Uses: Multi-family
residential complexes and subdi-
visions of ten (10) or more units
or lots.
(d) Maximum Size: Each flag
shall not exceed twenty five (25)
square feet.
(e) Maximum Height: Flags,
including the supports, shall not
exceed the height limitations for
the zone in which it is located.
(f) Sign/Pole Location: Only
permissible when located within
one hundred feet (100′) of the
entrance to a subdivision or a
multi-family development. The
sign/pole shall be located on the
development premises and shall
be set back a minimum of one
4-4-100E
(Revised 7/04)4 - 46
foot from the property line for
each foot in height. (Amd. Ord.
4766, 3-1-1999; Ord. 5062,
1-26-2004)
b. Home Occupations: Only one
home occupation sign, not illuminated,
not exceeding two (2) square feet in area,
attached to the wall of the building with
the face of the sign in a plane parallel to
the plane of the wall is permitted.
c. Temporary Signs: Temporary signs
per subsection J of this Section are al-
lowed, except for cloth signs over public
right-of-way. (Ord. 3719, 4-11-1983;
Amd. Ord. 4172, 9-12-1988; Ord. 4720,
5-4-1998; Ord. 5062, 1-26-2004)
d. Public Facilities (Public Buildings,
Schools, Parks and Recreation Facili-
ties): Each individual public facility may
have one freestanding electronic or man-
ual message board, a maximum of twenty
five feet (25′) in height and one hundred
fifty (150) square feet in size. In addition
to the message board sign, each individ-
ual facility may have one freestanding
sign not higher than six feet (6′) above
any established grade for each street
frontage and no more than one hundred
(100) square feet. Freestanding signs
shall be no closer than ten feet (10′) to
any street right-of-way or five feet (5′) to
any side property line. In addition to the
freestanding signs, wall signs are permit-
ted with a total copy area not exceeding
ten percent (10%) of the building facade
to which it is applied. (Ord. 4766,
3-1-1999; Ord. 5062, 1-26-2004)
5. Additional Signs Permitted in Com-
mercial and Industrial Zones: Except in the
City Sign Regulation Area, the following shall
apply in all commercial and industrial zones:
a. Business Signs – General:
i. Freestanding, Ground, Roof
and Projecting Signs: Each individ-
ual business establishment may
have only one sign for each street
frontage of any one of the following
types: Freestanding, roof, ground,
projecting or combination. Each sign
shall not exceed an area greater than
one and one-half (1-1/2) square feet
for each lineal foot of property front-
age which the business occupies up
to a maximum of three hundred (300)
square feet; or if such sign is multi-
faced, the maximum allowance shall
not be more than three hundred
(300) square feet. However, a maxi-
mum of one-half (1/2) of the allowed
square footage is allowed on each
face. Businesses with less than
twenty five (25) lineal front feet may
have a sign of a maximum of twenty
(20) square feet per face.
ii. Wall Signs: In addition to the
signs in subsections E5c, Under
Marquee Signs, E5a(i), Business
Signs, E5f and E5g, Motor Vehicle
Dealership Over One Acre, E5e,
Large Retail Uses, and E5d, Shop-
ping Centers, wall signs are permit-
ted with a total copy area not
exceeding twenty percent (20%) of
the building facade to which it is ap-
plied. (Ord. 3719, 4-11-1983; Amd.
Ord. 4464, 7-25-1994; Amd. Ord.
4720, 5-4-1998)
b. Marquee Signs: Signs on marquees
conforming to subsection N of this Sec-
tion are permitted.
c. Under Marquee Signs: Under mar-
quee signs shall be limited to one such
sign per entrance for each business es-
tablishment. (Ord. 3719, 4-11-1983)
d. Shopping Centers:
i. Shopping centers less than ten
(10) acres may install:
•Freestanding Signs: One free-
standing sign for each street
frontage of the shopping center.
Each sign shall not exceed an
area greater than one and one-
half (1-1/2) square foot for each
linear foot of property frontage,
not to exceed one hundred fifty
(150) square feet per sign face
and a maximum of three hundred
(300) square feet including all
sign faces.
4-4-100E
4 - 47 (Revised 7/04)
ii. Shopping centers ten (10)
acres or greater may install:
•Freestanding Signs: One free-
standing sign per street frontage
not to exceed an area greater
than one and one-half (1-1/2)
square feet for each linear foot of
property frontage, up to a maxi-
mum of one hundred fifty (150)
square feet per sign face and a
maximum of three hundred (300)
square feet including all sign
faces, and;
•Optional Freestanding Sign: In
lieu of one of the freestanding
signs permitted above; one free-
standing identification sign for
listing the names of the occu-
pants of the shopping center.
The shopping center identifica-
tion sign shall not exceed an
area greater than one and one-
half (1-1/2) square feet for each
linear foot of property frontage,
not to exceed two hundred fifty
(250) square feet per sign face
and a maximum of five hundred
(500) square feet including all
sign faces.
e. Large Retail Uses: Property dedi-
cated primarily to retail sales may install
oversized signs as follows in lieu of sig-
nage permitted under subsections E5a(i),
Business Signs, and E5d, Shopping Cen-
ters, of this Section. (Ord. 4577,
1-22-1996)
i. Developments Over One Hun-
dred Twenty Five Thousand
(125,000) Square Feet: A commer-
cial development with a single build-
ing of a minimum of one hundred
twenty five thousand (125,000)
square feet in floor area dedicated
primarily to retail sales, provided all
or part of the property is located
within one thousand (1,000) feet of
the right-of-way of Interstate High-
way 405 or Highway 167, may install:
•Freestanding Signs: One free-
standing sign per street frontage
not to exceed an area greater
than one and one-half (1-1/2)
square feet for each linear foot of
property frontage, up to a maxi-
mum of one hundred fifty (150)
square feet per sign face and a
maximum of three hundred (300)
square feet including all sign
faces; and
•Optional Freestanding Sign: In
lieu of one of the freestanding
signs permitted above, for a
property frontage with a mini-
mum of two hundred (200) linear
feet, one freestanding sign not to
exceed two hundred fifty (250)
square feet per sign face and a
maximum of five hundred (500)
square feet including all sign
faces, and not to exceed sixty
feet (60′) in height; and
•Directional Sign: An additional
directional sign may be permitted
to locate within twenty (20) feet
of a recorded access easement
serving the subject property, pro-
vided the sign does not obscure
sight distance. This sign shall not
exceed thirty two (32) square
feet per sign face and a maxi-
mum of sixty four (64) square
feet including all sign faces.
(Ord. 4577, 1-22-1996, Ord.
4649, 1-6-1997)
ii. Big Box Retail Uses with over
Three Hundred Fifty Thousand
(350,000) Square Feet of Total
Building Area Located in the Em-
ployment Area Valley: Big box retail
uses with over three hundred fifty
thousand (350,000) square feet in to-
tal building area located in the Em-
ployment Area Valley may install:
•Large Freestanding Signs:
One on-premises freestanding
sign not to exceed one hundred
fifteen feet (115′) in height and
seven hundred (700) square feet
per face, and another such sign
not to exceed forty feet (40′) in
height and four hundred (400)
square feet per face; and
4-4-100E
(Revised 7/04)4 - 48
•Roof Signs: One roof-mounted
sign per building of up to four
hundred (400) square feet not to
exceed twenty feet (20′) in height
above the parapet wall and not to
exceed two (2) such signs per re-
tail center; and
•Additional Freestanding
Signs: Two (2) on-premises
freestanding signs per street
frontage, no more than eight feet
(8′) tall and no more than one
hundred (100) square feet per
side. (Ord. 4577, 1-22-1996;
Amd. Ord. 4990, 12-9-2002)
f. Motor Vehicle Dealership Over One
Acre of Contiguous Ownership or
Control Located Within the Auto Mall
Area(s):
i. Wall and Under Marquee
Signs: Each dealership is allowed its
appropriate wall or under marquee
sign as stated in the Sign Code, and
(Ord. 3719, 4-11-1983, Amd. Ord.
4707, 2-9-1998)
ii. Freestanding Signs: Each
dealership is allowed:
• One freestanding sign per street
frontage not to exceed an area
greater than one and one-half (1-
1/2) square feet for each lineal
foot of property frontage that the
business occupies up to a maxi-
mum of two hundred (200)
square feet per sign face, and a
maximum of four hundred (400)
square feet including all sign
faces, and not to exceed fifty feet
(50′) in height; or
• One freestanding sign per street
frontage not to exceed an area
greater than one and one-half (1-
1/2) square feet for each lineal
foot of property frontage, up to a
maximum of one hundred fifty
(150) square feet per sign face
and a maximum of three hundred
(300) square feet including all
sign faces, and not to exceed
fifty feet (50′) in height. In addi-
tion, each dealership is allowed a
maximum of two (2) accessory
ground signs per street frontage,
each for a separate business ac-
tivity located on the property that
can reasonably be related to the
primary business. These signs
shall not exceed a height of ten
feet (10′) and a total sign area of
twenty five (25) square feet if sin-
gle faced, or fifty (50) square feet
including all sign faces. The ac-
cessory signs must also maintain
a minimum twenty foot (20′) set-
back and be no closer than one
hundred fifty feet (150′) to any
other accessory ground sign.
(Ord. 3719, 4-11-1983, Amd.
Ord. 4707, 2-9-1998; Ord. 5066,
4-5-2004)
• One electronic message board
sign is permitted as a wall sign,
under marquee sign, or free-
standing sign as allowed by the
provisions stated above. (Ord.
4724, 5-11-1998; Amd. Ord.
5066, 4-5-2004)
g. Motor Vehicle Dealership Over
One Acre of Contiguous Ownership or
Control Located Outside the Auto Mall
Area:
i. Wall Signs: Each motor vehicle
dealership located outside the Auto
Mall area is allowed its appropriate
wall or under marquee sign as stated
in the Sign Code; and
ii. Freestanding Signs: Each mo-
tor vehicle dealership located outside
the Auto Mall area is allowed:
• One freestanding, roof, ground,
or projecting sign per street front-
age not to exceed an area
greater than one and one-half
(1-1/2) square feet for each lineal
foot of property frontage, up to a
maximum of one hundred fifty
(150) square feet per sign face
and a maximum of three hundred
(300) square feet including all
sign faces; or
4-4-100F
4 - 49 (Revised 1/05)
• One freestanding sign per street
frontage not to exceed an area
greater than one and one-half
(1-1/2) square feet for each lineal
foot of property frontage, up to a
maximum of one hundred (100)
square feet per sign face and a
maximum of two hundred (200)
square feet including all sign
faces. In addition, each dealer-
ship is allowed a maximum of
two (2) accessory ground signs
per street frontage, each for a
separate business activity lo-
cated on the property which can
reasonably be related to the pri-
mary business. These signs
shall not exceed a height of ten
feet (10′) and a total sign area of
twenty five (25) square feet if sin-
gle faced or fifty (50) square feet
including all sign faces. The ac-
cessory signs must also maintain
a minimum twenty foot (20′) set-
back and be no closer than one
hundred fifty feet (150′) to any
other accessory ground sign.
(Ord. 4707, 2-9-1998)
h. Subdivision Identification Signs:
Commercial and/or industrial subdivi-
sions may have two (2) on-premises
identifying signs not over seventy five
(75) square feet on one face. These
signs must be no higher than six feet (6′),
or no closer to the street right-of-way
than ten feet (10′) or five feet (5′) to any
side property line. (Ord. 4172, 9-12-1988,
Amd. Ord. 4720, 5-4-1998)
i. Special Requirements for Speci-
fied Uses in the Commercial Office
(CO), Light Industrial (IL), Medium In-
dustrial (IM), and Heavy Industrial (IH)
Zones within One Hundred Feet (100′)
of a Lot Zoned RC, R-1, R-4, R-8, R-10,
R-14, and RM:
i. Specified Uses – CO Zone
• Retirement Residences
• Eating and Drinking Establish-
ments
•Retail Sales
• Indoor Recreation
• On-site Services
• Convalescent Centers
ii. Specified Uses – IL, IM, IH
Zones
• Mini-Mart
• On-site Services
iii. Sign Allowances for Specified
Uses in Subsections E5i(i) and
E5i(ii) of this Section:
•Freestanding Signs: One free-
standing sign per street frontage.
Freestanding signs shall be lim-
ited to six feet (6′) in height above
grade and ten feet (10′) from any
public right-of-way. Each sign
shall not exceed an area of one
square foot for each lineal foot of
property frontage, not to exceed
one hundred (100) square feet
per sign face and a maximum of
two hundred (200) square feet in-
cluding all sign faces.
•Wall Signs: In addition to the
freestanding sign(s), wall signs
are permitted with a total copy
area not exceeding ten percent
(10%) of the building facade to
which it is applied. (Ord. 4649,
1-6-1997; Amd. Ord. 4963,
5-13-2002)
j. Self Storage Uses in the RM-F
Zone: Signage for permitted self-storage
uses in the RM-F Zone shall comply with
subsection E5i of this section except that
freestanding signs shall be limited to two
(2) signs or one per street frontage,
whichever is greater. (Ord. 4736,
8-24-1998; Amd. Ord. 4963, 5-13-2002)
F. SIGNS WITHIN SHORELINE AREAS –
SPECIAL REQUIREMENTS:
1. View Impairment Prohibited: Visual ac-
cess to water and shoreline from vistas and
viewpoints shall not be impaired by the place-
ment of signs. Where feasible, signs are to be
4-4-100G
(Revised 1/05)4 - 50
constructed against existing buildings or
structures to minimize visual obstruction of
the water and shoreline.
2. Location, Size and Type Limitations:
Outdoor advertising signs are to be limited to
areas of high intensity industrial and commer-
cial use, are to be stationary, nonblinking, and
of a size commensurate with the structure to
which they are fixed. Off-premises and non-
appurtenant signs are prohibited on the
shoreline.
3. Illuminated, Freestanding and Roof
Signs Prohibited: Illuminated or freestand-
ing signs, or any signs extending above roof-
lines, are prohibited on the shoreline except
for required navigational aids. (Ord. 3858,
11-5-1984)
G. SPECIAL REQUIREMENTS FOR THE
PUBLIC USE (P-1) ZONE:
1. Type of Signage Permitted: Only wall
and freestanding signs are allowed.
2. Size: No wall sign shall exceed ten per-
cent (10%) of the building facade to which it
is affixed.
3. Height and Setback Restrictions:
Freestanding signs are limited to six feet (6′)
above grade and ten feet (10′) to any public
right-of-way.
4. Illumination and Location: Signs may
be illuminated and shall be for location identi-
fication only and shall display no copy, sym-
bol or device other than that in keeping with
the principal occupant. (Ord. 3921, 7-1-1985)
5. Exception for Off-Premises Advertis-
ing: Off-premises advertising may be allowed
as an accessory use of an identification sign
or other structure if the following conditions
are met:
a. The maximum size of the off-pre-
mises advertising is six (6) square feet.
b. No more than twenty five percent
(25%) of the principal structure is cov-
ered by the off-premises advertising sign.
c. The off-premises advertising sign is
designed to be viewed by users of the fa-
cility rather than street traffic. (Ord. 4172,
9-12-1988)
H. SIGNS WITHIN CITY CENTER –
SPECIAL REQUIREMENTS:
1. Purpose of Special Regulations: The
purpose of the City Center sign regulations is
to provide sign standards and regulations
which recognize and strengthen the unique
character of the City Center area businesses
and streets, provide for appropriate signage
which contributes to the economic vitality of
the area and which complements its environ-
ment, and to enhance the pedestrian orienta-
tion of the district.
2. Applicability: The sign standards of this
subsection shall apply to the property con-
tained within the City Center sign regulation
boundaries as shown in the following figure,
generally described as including: land which
is zoned Center Downtown, excluding lots lo-
cated on Logan Avenue South, north of the
intersection at Airport Way; land zoned Com-
mercial Arterial which lies east of Lake Ave-
nue South, and between Tobin Street South
and South Second Street; and land zoned
Commercial Arterial which lies between
South Second Street and South Third Place,
and east of Rainier Avenue South, excluding
parcels which have frontage on Rainier Ave-
nue South and lie more than one hundred
sixty feet (160′) north of South Third Street;
and land zoned Multi-Family – Urban which
lies between the Cedar River and South Sec-
ond Street, and between Houser Way South
and South Fifth Street. (Ord. 4720, 5-4-1998)
4-4-100H
4 - 61 (Revised 7/04)
H.6. Letter Size Limitations for Permanent Signs for Nonresidential Uses Based Upon Distance
from Right-of-Way:
a. Maximum Letter Height: The maximum letter height of signs shall be as follows:
b.Exemption from Letter Size Lim-
its: The following properties are exempt
from the maximum letter height require-
ments of subsection H6a of this Section:
i. Multi-occupancy buildings or mul-
tiple building complexes with fifty
thousand (50,000) square feet gross
leasable floor area or greater, having
frontage on Rainier Avenue S.; or
ii. Properties with frontage on Rain-
ier Avenue S.; or
iii. Buildings exceeding forty feet
(40′) in height. (Amd. Ord. 4843,
5-22-2000)
7. Special Allowance for City Center
Signs to Project into Right-of-Way: See
subsection L2c(ii) of this Section.
8. Temporary/Special Permit Signs: In
addition to the permanent signs described in
subsection H6b of this Section, temporary
signs per subsection J of this Section, Tem-
porary Signs, are also allowed.
9. Modifications of City Center Sign Reg-
ulations:
a.Authority and Purpose: The Devel-
opment Services Director may grant a
modification from the sign standards for
individual signs which do not meet the
specific provisions of the City Center sign
standards when the proposed sign is in-
tended to accomplish one of the following
purposes:
i. Respond to the needs of the pub-
lic in locating a business establish-
ment; or
ii. Assist business in contributing to
the economic well-being of the com-
munity; or
iii. Install a sign that is considered
to be historic or of historic value by
the advertising industry or a recog-
nized historic preservation organiza-
tion, provided that such entity was
not involved in the use, design or pro-
duction of the proposed sign; or
iv. Result in a reduction of signs on
a site; or
v. Result in a reduction in the num-
ber of freestanding or ground signs
otherwise allowed; or
vi. Result in a coordinated sign plan
for a multi-tenant building or multiple
building complex.
b. Review Criteria: If the Development
Services Director determines that the in-
tent of the proposed sign accomplishes
one of the above purposes, the Develop-
ment Services Director may grant a mod-
ification request provided the proposed
sign also meets all of the following crite-
ria:
i. The modification will not create a
significant adverse impact to other
property or improvements in the im-
DISTANCE OF
SIGN FROM
RIGHT-OF-WAY
FREESTANDING, GROUND,
WALL, PROJECTING,
TRADITIONAL MARQUEE SIGN
AWNING SIGN/
CANOPY SIGN/
MARQUEE SIGN
MULTI-OCCUPANCY OR
MULTIPLE BUILDING
COMPLEX SIGN
Within 50 feet: 24 inches 12 inches 6 inches (applies to letters
and logo)
Between 50 feet
and 100 feet:
36 inches 12 inches 6 inches (applies to letters
and logo)
More than 100 feet: 48 inches 12 inches 6 inches (applies to letters
and logo)
4-4-100I
(Revised 7/04)4 - 62
mediate vicinity of the subject prop-
erty; and
ii. The modification will not increase
the number of signs allowed by this
Chapter; and
iii. The modification will not in-
crease the allowed height or area of
any wall, projecting, awning/canopy/
marquee/traditional marquee, or sec-
ondary sign by more than twenty five
percent (25%); and
iv. The modification will not in-
crease the allowed height or area of
any freestanding or ground sign; and
v. The modification does not create
a public safety hazard. (Amd. Ord.
5071, 4-26-2004)
c.Variance May Be Required: Pro-
posals which do not meet the purposes
or criteria of subsections H9a and H9b of
this Section may be reviewed as variance
applications as provided in subsection R
of this Section. (Ord. 4720, 5-4-1998)
d. Fees: Fees shall be as stipulated by
RMC 4-1-140M4.
I. SIGNS ON PUBLIC RIGHT-OF-WAY:
1. City Sponsored Signs Authorized: City
sponsored signs, displays, and public service
signs per subsections B6b, B6c and B6o of
this Section may be located on or over public
rights-of-way with approval of the sign place-
ment by the City of Renton Transportation
Systems Division. If the Transportation Divi-
sion determines that a sign request does not
comply with this subsection, the requesting
organization shall have the right to appeal that
decision to the Hearing Examiner as a final
administrative determination pursuant to
RMC 4-8-110. (Ord. 4639, 8-19-1996; Amd.
Ord. 4848, 6-26-2000)
2. Directional Signs for Public Buildings
Authorized: Such signs are limited to one of
the following sites approved by the Building
Official. Public service directional signs for
public buildings such as public schools, li-
braries, hospitals and other similar public ser-
vice facilities may be placed entirely on the
public right-of-way.
a. Standards and Size Limits for Di-
rectional Signs: Sign must be of size,
height, color, design and mounting and
so located as to comply in all respects
with the City street sign standards. Sign
shall not be over twelve (12) square feet
in total background area for any one face,
no portion of the sign closer than four feet
(4′) to any curb line or improved roadway
surface and not illuminated. (Ord. 2877,
9-9-1974)
3. Public Service Directional Signs for
Nonpublic Buildings Such as Churches
and Charitable Organizations Authorized:
Public service directional signs for nonpublic
buildings such as churches and charitable or-
ganizations may be placed entirely on the
public right-of-way.
a. Review Authority and Time: The
organization seeking the sign must sub-
mit a letter to the Transportation Systems
Division requesting directional signs, in-
cluding the requested locations and
wording for the sign. The Transportation
Systems Division shall respond to the let-
ter by calling or mailing a postcard within
one working day of receipt of the request.
An engineering study will be performed
by the City within thirty (30) days of the
request. If the requested locations do not
conform to this subsection, the response
will suggest suitable alternative locations,
if any.
b. Appeal Process: If the Transporta-
tion Systems Division determines that the
sign request does not comply with this
subsection, the requesting organization
shall have the right to appeal that deci-
sion to the Hearing Examiner as a final
administrative determination.
c. Installation Time: If the sign is ap-
proved, it will be installed within forty five
(45) calendar days after approval of the
request. (Ord. 4615, 6-17-1996)
4. Residential Open House Signs: Sub-
ject to the requirements of subsection J3 of
this Section.
4-4-100J
4 - 63 (Revised 4/04)
J. TEMPORARY AND PORTABLE
SIGNS: (Amd. Ord. 4832, 3-6-2000)
1. General Requirements for Temporary
Signs:
a. Display of Permit Number: All tem-
porary signs shall have the sign permit
number placed in the upper left-hand cor-
ner by the permittee.
b. Support and Perforation Require-
ments for Cloth Signs: Every temporary
cloth sign shall be supported and at-
tached with wire rope of three-eighths
inch (3/8″) minimum diameter, or other
material of equivalent breaking strength.
No strings, fiber ropes or wood slats shall
be permitted for support or anchorage
purposes. Cloth signs and panels shall
be perforated over at least ten percent
(10%) of their area to reduce wind resis-
tance.
Exception: Temporary cloth signs over
private property not exceeding sixty (60)
square feet shall be supported and at-
tached with wire rope which will meet the
requirements of subsection K of this Sec-
tion.
c. Projection of Temporary Cloth
Signs Over Public Property/Right-of-
way:
i. Projection Permitted: Cloth
signs may extend over public prop-
erty. Cloth signs may extend across a
public right-of-way only by permis-
sion of the Mayor’s office or his/her
designated representative, and shall
be subject to all related laws and or-
dinances.
ii. Clearance: Such signs, when
extended over a public street, shall
maintain a minimum vertical clear-
ance of twenty feet (20′). Temporary
signs, other than cloth, when eight
feet (8′) or more above the ground,
may project not more than six inches
(6″) over public property or beyond
the legal setback line. (Ord. 3719,
4-11-1983; Amd. Ord. 4422,
10-25-1993)
iii. Time Limits: Cloth signs may
be extended over a public right-of-
way in accordance with the provi-
sions of this Code for a period to be
established by the Mayor or his des-
ignated representative but not to ex-
ceed thirty (30) days. (Ord. 3273,
12-11-1978)
2. Real Estate Signs:
a. Prohibited Real Estate Signs:
i. See RMC 4-4-100C16.
ii. No balloons or other attention-
attracting devices may be attached to
real estate signs.
b. Off-Premises Real Estate Signs:
i. Open House Signs.
(a) Permit Requirements: No
permit required.
(b) Maximum Display Period:
In no case shall an open house
sign be displayed prior to dawn
or after dusk. A seller or their rep-
resentative shall be present at
the property for sale, rent or
lease, while the open house sign
is being displayed.
(c) Allowed Use: For directing
potential customers to the site of
real estate that is for sale, rent, or
lease.
(d) Allowable Sign Type: A
nonilluminated portable sign
comprised of hinged panels con-
figured in the shape of the alpha-
betic letter “A.” The sign text
must include the words “open,”
“for sale,” “for rent,” or “for
lease.”
(e) Maximum Size: Thirty two
inches wide by thirty six inches
(32″ x 36″) high per each face of
the sign.
(f) Sign Location: Signs may
be placed no closer than four
4-4-100J
(Revised 4/04)4 - 64
feet (4′) to the edge of a public
roadway; provided, that they do
not obstruct the vision or path-
way of vehicular or pedestrian
traffic and that they are not lo-
cated on trees, foliage, utility
poles, regulatory signs, direc-
tional signs, or informational
signs.
(g) Maximum Number: Six (6)
off-premises signs per property
for sale, rent or lease.
(h) Maximum Height: Shall
not exceed ten (10) feet from fin-
ished grade.
ii. Real Estate Directional Signs
(Outside of the City Center Sign
Regulation Boundary as depicted
in RMC 4-4-100H3):
(a) Permit Requirements:
Permit required.
(b) Maximum Display Period:
Maximum of twelve (12) months.
(c) Allowed Use: The free-
standing real estate sign shall
only be allowed during the origi-
nal rental, lease up or sale of a
development located within the
corporate limits of the City of
Renton containing ten (10) or
more dwelling units, until one
hundred percent (100%) of the
dwelling units have been rented,
leased or sold once; and thereaf-
ter, only if seventy five percent
(75%) or less of the total number
of dwelling units in the develop-
ment are rented, leased or sold.
The Development Services Divi-
sion may also approve these
signs for use by multi-family
complexes that have completed
major renovation in excess of
fifty percent (50%) of appraised
structure value of at least ten
(10) rental units located within
the corporate limits of Renton.
(d) Allowable Sign Type: Any
nonilluminated type of freestand-
ing sign.
(e) Maximum Size: Twelve
(12) square feet on one face.
(f) Sign Location: Must be
within two (2) miles (driving dis-
tance on a public roadway) of the
premises it advertises. Signs
may be placed no closer than
four feet (4′) to the edge of a
public roadway; provided, that
they do not obstruct the vision or
pathway of vehicular or pedes-
trian traffic. If the installation of
the sign causes damages to util-
ities and/or landscaping, the per-
mit holder shall be responsible
for all repairs and/or restoration
within thirty (30) days of notifica-
tion by the City.
(g) Maximum Number Per In-
tersection: A maximum of two
(2) real estate directional signs
shall be allowed at any one inter-
section and only one sign per de-
velopment shall be allowed at
each intersection.
(h) Minimum Spacing Be-
tween Intersections: Real es-
tate directional signs shall be
placed no closer than five hun-
dred (500′) feet to any other real
estate directional sign and no
closer than one hundred feet
(100′) to an intersection.
(i) Maximum Height: Shall not
exceed ten feet (10′) from fin-
ished grade.
iii. Real Estate Directional Signs
(Within the City Center Sign Regu-
lation Boundary as depicted in
RMC 4-4-100H3):
(a) Permit Requirements:
Permit required.
(b) Maximum Display Period:
Maximum of twelve (12) months.
4-4-100J
4 - 65 (Revised 4/04)
(c) Allowed Use: The free-
standing real estate sign shall
only be allowed during the origi-
nal rental, lease up or sale of a
development located within the
corporate limits of the City of
Renton containing ten (10) or
more dwelling units until one
hundred percent (100%) of the
dwelling units have been rented,
leased or sold once; and thereaf-
ter, only if seventy five percent
(75%) or less of the total number
of dwelling units in the develop-
ment are rented, leased or sold.
The Development Services Divi-
sion may also approve these
signs for use by multi-family de-
velopments that have completed
major renovation in excess of
fifty percent (50%) of appraised
structure value of at least ten
(10) rental units located within
the corporate limits of Renton.
(d) Allowable Sign Type: Any
nonilluminated freestanding sign
and A-frame signs.
(e) Maximum Size: Thirty two
inches wide by thirty six inches
(32″ by 36″) tall per face.
(f) Sign Location: Must be
within two (2) miles (driving dis-
tance on a public roadway) of the
premises it advertises. Signs
may be placed no closer than
four (4) feet to the edge of a pub-
lic roadway; provided, that they
do not obstruct the vision or
pathway of vehicular or pedes-
trian traffic. If the installation of
the sign causes damages to util-
ities and/or landscaping, the per-
mit holder shall be responsible
for all repairs and/or restoration
within thirty (30) days of notifica-
tion by the City.
(g) Maximum Number Per In-
tersection: A maximum of two
(2) real estate directional signs
shall be allowed at any one inter-
section and only one sign per de-
velopment shall be allowed at
each intersection.
(h) Minimum Spacing Be-
tween Intersections: Real es-
tate directional signs shall be
placed no closer than one hun-
dred feet (100′) to any other real
estate directional sign and fifty
feet (50′) from an intersection.
(i) Maximum Height: Shall not
exceed ten feet (10′) from fin-
ished grade.
c. On-Premises Real Estate Signs:
i. Freestanding Real Estate Sign:
(a) Permit Requirements: No
permit required.
(b) Maximum Display Period:
The maximum display period is
for the period of time the property
is for sale, rent or lease.
For multi-family complexes of
five (5) or more dwelling units
and on a lot greater than thirty
five thousand (35,000) square
feet, a thirty two (32) square foot
or six (6) square foot freestand-
ing real estate sign shall be al-
lowed during the original rental,
lease up or sale of the develop-
ment until one hundred percent
(100%) of the dwelling units have
been rented, leased or sold
once; and thereafter, only if sev-
enty five percent (75%) or less of
the total number of dwelling units
in the development are rented,
leased or sold. A six (6) square
foot sign is permitted at all times
regardless of vacancy status,
number of units, or lot size, un-
less a thirty two (32) square foot
sign is being utilized.
(c) Allowed Use: For real es-
tate that is for sale, rent or lease.
(d) Allowable Sign Type: A
nonilluminated freestanding sign
indicating that the property,
4-4-100J
(Revised 4/04)4 - 66
which the sign is located on is for
sale, rent or lease.
(e) Maximum Size:
1. For lots thirty five thousand
(35,000) square feet or less in
area: six (6) square feet in area
per face; or
2. For lots greater than thirty
five thousand (35,000) square
feet in area: thirty two (32)
square feet in area per face.
However, a six (6) square foot
sign cannot be used concurrently
with a thirty two (32) square foot
sign.
(f) Sign Location: These signs
must be located on the premises
that is for sale, rent or lease.
These signs may be placed no
closer than four feet (4′) to the
edge of a public roadway; pro-
vided, that they do not obstruct
the vision or pathway of vehicu-
lar or pedestrian traffic.
(g) Maximum Number: One
sign per street frontage.
(h) Maximum Height: Shall
not exceed ten feet (10′) from fin-
ished grade.
ii. Commercial Real Estate Ban-
ner Signs:
(a) Permit Requirements:
Permit required.
(b) Maximum Display Period:
Maximum of twelve (12) months.
(c) Allowed Use: For sale,
rent, or lease of commercial
property. Real estate banners
shall not be utilized by residential
development.
(d) Allowable Sign Type: A
sign of any shape made of light-
weight fabric or similar material.
The sign must indicate “For Sale,
Rent, or Lease.”
(e) Maximum Size: Fifty (50)
square feet.
(f) Sign Location: Only per-
missible when mounted to a
building that is for sale, rent, or
lease.
(g) Maximum Number: One
per street frontage. (Ord. 3719,
4-11-1983; Amd. Ord. 4422,
10-25-1993; Ord. 5062,
1-26-2004)
3. Garage Sale Signs:
a. Permit Requirements: No per-
mit required.
b. Maximum Display Period:
Maximum of twenty four (24) hours
prior to the start of the sale and a
maximum of twenty four (24) hours
after the sale is completed.
c. Allowed Uses: For directing po-
tential customers to the garage sale
site.
d. Allowable Sign Type: A nonillu-
minated freestanding sign or an A-
frame sign.
e. Maximum Size: Thirty two
inches wide by thirty six inches tall
(32” x 36”).
f. Sign Location: Signs may be
placed no closer than four feet (4′) to
the edge of a public roadway; pro-
vided, that they do not obstruct the vi-
sion or pathway of vehicular or
pedestrian traffic. The signs shall not
be attached to utility poles, traffic
controlling devices or any other pub-
lic structure.
g. Maximum Height: Shall not ex-
ceed ten feet (10′) from finished
grade. (Ord. 3719, 4-11-1983; Ord.
5062, 1-26-2004)
4. Political Signs:
a. Permitted Location: In addition to
being permitted on the public right-of-
4-4-100J
4 - 66.1 (Revised 4/04)
way, political signs may be displayed on
private property with the consent of the
property owner or the lawful occupant
thereof and on public right-of-way as long
as such display does not interfere with
pedestrian or public safety.
b. Maximum Size: Political signs shall
not be greater than thirty two (32) square
feet if single faced or sixty four (64)
square feet if multi-faced.
c. Removal Required: Each political
sign shall be removed within ten (10)
days following an election, by the candi-
dates or candidate’s representative ex-
cept that the successful candidates of a
primary election may keep their signs on
display until ten (10) days after the gen-
eral election, at which time they shall be
promptly removed. After ten (10) days
the City may pick up and dispose of re-
maining signs. (Ord. 3719, 4-11-1983;
Amd. Ord. 4422, 10-25-1993; Ord. 4848,
6-26-2000)
5. A-Frame Signs: A-frame signs comply-
ing with all the following standards may be
permitted:
a. Number:
i. Within City Center Sign Regu-
lation Area: Only one of these signs
is permitted per business per street
frontage.
ii. Elsewhere in the City: One of
these signs is permitted per business
per street frontage and, in addition,
an additional sign is permitted to be
located abutting the business and
building to which the sign relates.
b. Location Requirements:
i. Permitted Location:
(1) Within City Center Sign
Regulation Area: A-frame signs
must be placed against the build-
ing and business to which the
sign relates.
(2) Elsewhere in the City: A-
frame signs may be located on
the public sidewalk abutting the
business site and/or within the
landscaping area on or abutting
the business site, however, A-
frame signs cannot be placed in
the landscape strip between the
curb and outer edge of the public
sidewalk. Additionally, for busi-
nesses located within shopping
centers, an additional A-frame
sign may be placed against the
building and business to which
the sign relates.
ii. Pedestrian Clearance: A mini-
mum of four feet (4′) of unobstructed
sidewalk area between the outer
edge of the sign and the street curb
is required.
iii. Clear Vision Area: No sign
shall be located as to pose a danger
and violate the clear vision area spec-
ified in subsection C6 of this Section,
Prohibited Signs. Where a traffic vi-
sion hazard is created, the City may
require a modification to the height or
location of a sign to the degree nec-
essary to eliminate the hazard.
c. Size: Signs shall be no larger than
thirty two inches (32″) wide and thirty six
inches (36″) tall.
d. Construction Specifications and
Materials: The sign must be profession-
ally manufactured of durable material(s).
No lighting or attachments, such as bal-
loons are permitted.
e. Maintenance and Appearance:
Signs must be maintained in accordance
with the provisions of subsection D3 of
this section, Sign Maintenance Required,
and subsection D4 of this Section, Ap-
pearance of Signs.
f. Alteration of Landscaping Prohib-
ited: No landscaping may be damaged
or modified to accommodate an A-frame
sign. The City may require replacement
of any damaged landscaping pursuant to
RMC 4-4-070I, Damaged Landscaping.
4-4-100J
(Revised 4/04)4 - 66.2
g. Removal upon Close of Business
Required: A-frame signs shall not be dis-
played during nonbusiness hours.
h. Display of Permit and Code Re-
quirements: Any business displaying an
A-frame sign shall have a copy of the sign
permit for the sign posted along with its
City business license. Additionally the
business shall post the City’s regulations
governing A-frame signs so that employ-
ees are made aware of the standards.
i. Display of Permit Number: All A-
frame signs shall have the sign permit
number a minimum of one half inch in
height placed on the exterior sign face in
the upper left-hand corner by the permit-
tee.
j. Proof of Insurance and Hold Harm-
less Agreement for Signs on Public
Right-of-Way: In order to obtain a sign
permit, applicants must provide the De-
velopment Services Division with proof of
general commercial liability insurance
(certificate of liability insurance) meeting
the requirements of subsection L4 of this
Section. The sign permit application must
also include a signed hold harmless
agreement that specifies that the owner
of the sign will defend, indemnify, and
hold the City harmless for any loss, inju-
ries, damage, claims or lawsuit, including
attorney’s fees that arise from the sign.
k. Confiscation of Signs: Signs that
do not comply with the provisions of this
section may be confiscated by the City
pursuant to subsection T of this Section,
Compliance and Confiscation of Signs.
(Ord. 4832, 3-6-2000)
l. Permit Required: The period of va-
lidity for an A-frame sign permit is twelve
(12) months. (Ord. 4908, 6-11-2001)
6. Event Signs:
a. Applicability: Commercial, indus-
trial, residential, public, and quasi-public
uses and mixed-use developments (com-
mercial combined with multi-family resi-
dential) may display event signage in
compliance with the following regula-
tions. These regulations apply to use of
signs for grand opening events or for pe-
riodic special events. This subsection
does not apply to those signs and dis-
plays exempt per RMC 4-4-100B6, Ex-
emptions from Permit Requirements.
(Ord. 5062, 1-26-2004)
b. Types of Event Signage Allowed:
Any combination of the following types of
signage are permitted: balloons, pole/
wall strung and wall-hung banners not
exceeding one hundred (100) square feet
each in size, pole-hung banners not ex-
ceeding twenty (20) square feet each in
size, flags, inflatable statuary, pennants/
streamers, searchlights, wind animated
objects, and other similar advertising de-
vices approved by the Development Ser-
vices Division. Rigid portable signs are
also allowed provided the sign is a maxi-
mum of thirty two (32) square feet in area
on one face per sign not exceeding six
feet (6′) in height. Rigid portable signs
are limited to one per street frontage out-
side the Auto Mall.
c. Permit Required: Event signs may
be displayed on private property only by
“event sign permit.”
d. Time Limitations and Applicability
– Grand Openings and Event Signage:
i. Grand Opening Event Signage:
A grand opening temporary event
sign permit may be issued for a pe-
riod of up to thirty (30) days only for a
new business opening or to an exist-
ing business relocating to an entirely
new location. One permit may autho-
rize display of all of the above display
items.
ii. Event Signage – General: Up
to four (4) special event permits may
be issued to each business or orga-
nization per calendar year. Each per-
mit may be valid for thirty (30) days.
One permit may authorize display of
all signage types identified in sub-
section J6b of this Section, Types of
Event Signage Allowed. A fifteen (15)
day separation period is required be-
tween the end of one event permit
period and the start of another permit
period.
4-4-100K
4 - 66.3 (Revised 4/04)
iii. Event Signage for Vehicle and
Vessel Sales in the Auto Mall Over-
lay Districts: In addition to the event
signage allowed per subsection
J6d(ii) of this Section, each dealer-
ship shall be issued two (2) additional
event permits per the requirements
of subsection J6d(ii) of this Section.
e. Placement Limitations for Event
Signs:
i. Roof: No sign or advertising de-
vice, allowed per this subsection J6
shall be placed on top of a roof or ex-
tend vertically above the fascia of the
building.
ii. Perimeter Street Landscaping:
Event signage shall not be located
within required perimeter street land-
scaping. (Ord. 2877, 9-9-1974; Amd.
Ord. 4832, 3-6-2000; Ord. 4848,
6-26-2000)
7.(Deleted by Ord. 4848, 6-26-2000) (Ord.
3719, 4-11-1983; Amd. Ord. 4422,
10-25-1993; Ord. 4832, 3-6-2000)
K. DESIGN AND CONSTRUCTION
REQUIREMENTS FOR PERMANENT
SIGNS – GENERAL:
1. General Design: Signs and sign struc-
tures shall be designed and constructed to re-
sist wind and seismic forces as specified in
this Section. All bracing systems shall be de-
signed and constructed to transfer lateral
forces to the foundations. For signs on build-
ings, the dead and lateral loads shall be
transmitted through the structural frame of
the building to the ground in such manner as
not to overstress any of the elements thereof.
The overturning moment produced from lat-
eral forces shall in no case exceed two-thirds
(2/3) of the dead-load resisting moment. Up-
lift due to overturning shall be adequately re-
sisted by proper anchorage to the ground or
to the structural frame of the building. The
weight of earth superimposed over footings
may be used in determining the dead-load re-
sisting moment. Such earth shall be thor-
oughly compacted.
2. Wind Loads: Signs and sign structures
shall be designed to resist wind forces as
specified in the adopted edition of the Uni-
form Building Code.
3. Seismic Loads: Signs and sign struc-
tures shall be designed and constructed to re-
sist seismic forces as specified in the adopted
edition of the Uniform Building Code.
4. Combined Loads: Wind and seismic
loads need not be combined in design of
signs or sign structures; only that loading pro-
ducing the larger stresses may be used. Ver-
tical design loads, except roof live loads, shall
be assumed to be acting simultaneously with
the wind or seismic loads.
5. Allowable Stresses: The design of
wood, concrete or steel members shall con-
form to the requirements of the adopted edi-
tion of the Uniform Building Code. Loads,
both vertical and horizontal, exerted on the
soil shall not produce stresses exceeding
those specified in the adopted edition of the
Uniform Building Code. The working stresses
of wire rope and its fastenings shall not ex-
ceed twenty five percent (25%) of the ultimate
strength of the rope or fasteners. Working
stresses for wind or seismic loads combined
with dead-loads may be increased as speci-
fied in the adopted edition of the Uniform
Building Code.
6. Location and General Standards for
Structural Supports: The supports for all
signs or sign structures shall be placed in or
upon private property and shall be securely
built, constructed and erected in conform-
ance with the requirements of this Code.
7. Materials: Materials of construction for
signs and sign structures shall be of the qual-
ity and grade as specified for buildings in the
adopted edition of the Uniform Building Code.
In all signs and sign structures the materials
and details of construction shall, in the ab-
sence of specified requirements, conform
with the following:
a. Structural steel shall be of such
quality as to conform with UBC Standard
No. 22-1. Secondary members in contact
with or directly supporting the display
surface may be formed of light gauge
steel, provided such members are
4-4-100K
(Revised 4/04)4 - 66.4
designed in accordance with the
specifications of the design of light gauge
steel as specified in UBC chapter 22 and
in addition shall be galvanized.
Secondary members, when formed
integrally with the display surface, shall
be not less than No. 24 gauge in
thickness. When not formed integrally
with the display surface, the minimum
thickness of the secondary members
shall be No. 12 gauge. The minimum
thickness of hot-rolled steel members
furnishing structural support for signs
shall be one-fourth inch (1/4″), except
that, if galvanized, such members shall
be not less than one-eighth inch (1/8″)
thick. Steel pipes shall be of such quality
as to conform with UBC Standard No.
22-1. Steel members may be connected
with one galvanized bolt, provided the
connection is adequate to transfer the
stresses in the members. (Ord. 3719,
4-11-1983)
b. Anchors and supports when of
wood and embedded in the soil, or within
six inches (6″) of the soil, shall be of all
heartwood of a durable species or shall
be pressure-treated with an approved
preservative. Such members shall be
marked or branded by an approved
agency. (Ord. 2504, 9-23-1969)
8. Restrictions on Combustible Materi-
als: Freestanding and wall signs may be con-
structed of any material meeting the
requirements of this Code. Combination
signs, roof signs and signs on marquees shall
be constructed of incombustible materials,
except as provided in subsection K9 of this
Section. Projecting signs and under awning,
under canopy, or under marquee signs may
be constructed of any material meeting the
requirements of this Code, including fire re-
sistive treated wood. No combustible materi-
als other than approved plastics shall be used
4-4-100U
4 - 69 (Revised 12/05)
face of the public or private sidewalk or
walkway and the sign does not extend
beyond the awning, canopy, or marquee.
c. Location and Size – Within City
Center: In the City Center sign regulation
boundaries defined in subsection H2 of
this Section, under marquee signs may
not exceed a maximum square footage of
six (6) square feet, with a maximum sign
thickness of twelve inches (12″). The bot-
tom of the sign shall be at least eight feet
(8′) above the surface of the public or pri-
vate sidewalk or walkway, and the sign
shall not extend beyond the awning, can-
opy, or marquee. (Ord. 4720, 5-4-1998)
O. DESIGN REQUIREMENTS FOR
ELECTRIC SIGNS:
1. Materials and Design Standards: Elec-
tric signs shall be constructed of incombusti-
ble materials, except as specified in
subsection K of this Section. The enclosed
shell of electric signs shall be watertight, ex-
cepting that service holes fitted with covers
shall be provided into each compartment of
such signs.
2. Installation: Electrical equipment used
in connection with display signs shall be in-
stalled in accordance with local regulations
regulating electrical installation.
3. Erector’s Name: Every electric sign pro-
jecting over any street or alley or public place
shall have the name of the sign erector and
date of erection. Such name and date shall
be of sufficient size and contrast to be read-
able from a reasonable distance. Failure to
provide such name and date shall be grounds
for rejection of the sign by the Building Offi-
cial. (Ord. 2504, 9-23-1969)
4. Label Required: All electric signs shall
bear the label of an approved testing agency.
P. INSPECTIONS:
Footing inspections shall be made by the Building
Official for all signs having footings.
Q. ALTERNATE PROVISIONS FOR
MATERIAL, CONSTRUCTION AND
DESIGN:
See RMC 4-9-250E.
R. APPEALS OF ADMINISTRATIVE
DECISIONS:
Appeals from administrative decisions in the in-
terpretation of the provisions of this Code shall be
heard by the Hearing Examiner pursuant to RMC
4-8-110.
S. VARIANCES:
Applications for variances from the provisions of
this Chapter shall be heard by the Planning/Build-
ing/Public Works Administrator or his/her desig-
nee as provided in RMC 4-1-050D and consistent
with the provisions of RMC 4-9-250B. (Ord. 3719,
4-11-1983; Amd. Ord. 5157, 9-26-2005)
T. COMPLIANCE AND CONFISCATION
OF SIGNS: (Amd. Ord. 4856, 8-21-2000)
1. Compliance Required: It shall be un-
lawful for any person to erect, construct, en-
large, alter, repair, move, improve, convert,
equip, use or maintain any sign or structure in
the City or cause or permit the same to be
done contrary to or in violation of any of the
provisions of this Code. (Amd. Ord. 4856,
8-21-2000)
2. Removal and Storage of Illegal Signs
Authorized: Unauthorized signs or other ad-
vertising devices either wholly or partially
supported on or projecting over the public
right-of-way may be removed by the Building
Official or his representative without notice to
the owner. Such signs or devices shall be
stored at the City garage for a period not to
exceed thirty (30) days, during which time the
owner may redeem such sign or device by
payment to the City Treasurer an amount
equal to the City cost for the removal and
storage, but in no event shall the fee be less
than twenty dollars ($20.00). After expiration
of the thirty (30) day storage period, the sign
not having been redeemed, it shall be de-
stroyed or otherwise disposed of. (Ord. 3719,
4-11-1983, Amd. Ord. 4422, 10-25-1993;
Ord. 4856, 8-21-2000)
3. Confiscated Signs: All confiscated signs
shall become the property of the City. (Ord.
3719, 4-11-1983; Amd. Ord. 4856, 8-21-2000)
U. VIOLATIONS OF THIS CHAPTER AND
PENALTIES:
Unless otherwise specified, violations of this
Chapter are misdemeanors subject to RMC
4-4-110A
(Revised 12/05)4 - 70
1-3-1. (Ord. 5062, 1-26-2004; Ord. 5159,
10-17-2005)
4-4-110 STORAGE FACILITIES,
BULK:
A. INTENT:
The intent of the regulation of bulk storage facili-
ties is to allow such facilities in a location and
manner so they are compatible with adjacent
properties and beneficial to the City and in accor-
dance with the State Environmental Policy Act. It
is further the intent to insure that the safety,
health, welfare, aesthetics and morals of the com-
munity are maintained at a high level.
B. SPECIAL REVIEW AND HIGHER
STANDARDS REQUIRED:
Due to the unique characteristics and problems
inherent in making bulk storage facilities compat-
ible with surrounding properties and environment,
the City Council finds that special review of bulk
storage facilities is required to insure the intent of
these regulations; and the City Council expressly
finds that in the Green River Valley, City of Renton
and surrounding areas, there has been a loss in
air quality and that a potential exists for a continu-
ing deterioration in this air quality due in part to
the unique meteorological and topographic char-
acteristics such as the channeling and holding of
air masses by inversions and the surrounding
hills. This degradation in air quality adversely af-
fects the livability and desirability of the City and
is injurious to the health and well-being of its citi-
zens. Those uses classified as a recognized
higher risk have higher standards applied to them
including, but not limited to, landscaping, traffic
and access and hazardous materials. These reg-
ulations are to supplement and be in addition to
existing code provisions. (Ord. 2962, 9-8-1975,
Amd. Ord. 2967, 9-22-1975)
C. SPECIAL PERMIT AND
ADMINISTRATION:
1. Special Permit Required for Bulk Stor-
age Facilities: Bulk storage facilities may be
allowed only by special permit as specified in
RMC 4-9-220. The fee for the special permit
for bulk storage facilities is specified in the fee
schedule set out in RMC 4-1-170. (Ord. 3653,
8-23-1982)
2. Applicability: The Building Department
shall be responsible for determining whether
an application is a bulk storage facility as de-
fined herein. (Ord. 2962, 9-8-1975, Amd.
Ord. 2967, 9-22-1975)
3. Authority and Responsibility: The
Hearing Examiner is designated as the offi-
cial agency of the City for the conduct of pub-
lic hearings, and the Building Department is
responsible for the general administration
and coordination. The Building Department
shall establish administrative procedures,
which shall include, but are not limited to:
Preparation of application forms, determining
completeness and acceptance of application,
and establishment of interdepartmental re-
view routing procedures. (Ord. 2962,
9-8-1975, Amd. Ord. 2967, 9-22-1975, Amd.
Ord. 3101, 1-17-1977, eff. 1-1-1977; Ord.
3592, 12-14-1981)
4. Provision of Information: The respon-
sibility of producing information and data to
establish that the proposed bulk storage facil-
ity complies with the standards set forth in
this Section shall be on the applicant. (Ord.
2962, 9-8-1975; Amd. Ord. 2967, 9-22-1975)
5. Evaluation Criteria: The Hearing Exam-
iner shall review the impact of the proposed
use to determine whether it is compatible with
the proposed site and general area. The
Hearing Examiner may require any applica-
ble bulk standard to be up to fifty percent
(50%) more strict than specified to alleviate a
potential problem, providing it shall be
shown: (Ord. 2962, 9-8-1975; Amd. Ord.
2967, 9-22-1975; Amd. Ord. 3101,
1-17-1977, eff. 1-1-1977)
a. That because of special circum-
stances applicable to subject property, in-
cluding size, topography, location or
surroundings and special characteristics
applicable to subject facilities including
height, surface drainage, toxic sub-
stances, traffic and access, sound, liquid
waste, light and glare, odorants, flamma-
ble and explosive materials and gaseous
wastes, the strict application of the zon-
ing code and bulk storage regulations is
found to deprive neighboring properties
of rights and privileges enjoyed by other
properties in the vicinity and under identi-
cal zone classification.
4-4-110C
4 - 70.1 (Revised 12/05)
b. That the application of more strict
standards will not be materially detrimen-
tal to the subject facility and will maintain
the full rights, privileges and environment
of neighboring properties.
(Revised 12/05)4 - 70.2
This page left intentionally blank.
4-4-110D
4 - 75 (Revised 1/05)
or emergency access, including but not
limited to this subsection, shall conform
with the recommendations of the Renton
Fire Department and together with a traf-
fic flow pattern, when required, shall be
clearly defined on a site plan. (Ord. 2962,
9-8-1975, Amd. Ord. 2967, 9-22-1975)
d. Traffic Flow, Setbacks from Ac-
cess Routes and Curb Cuts: A defini-
tive traffic flow pattern shall be provided
on the property for all traffic, both truck
and automobile, such that all traffic shall
cross lot lines traveling in a forward direc-
tion. Necessary transportation between
different parts of the same building or
complex of buildings when located on
one continuous lot shall be by private ac-
cess routes, confined to the property so
as to not cause unnecessary congestion
or hazards on public streets. Such on-site
access routes shall be located at a dis-
tance of at least ten feet (10′), or on the
property side of any required planting
strip, from all pedestrian sidewalks or
edge of public right-of-way. Curb cuts
shall be kept to a minimum on both num-
ber and width consistent with the prop-
erty traffic flow pattern.
e. Separation of Parking from Load-
ing/Maneuvering Areas: Provisions
shall be made for the separation of park-
ing of private automobiles from any space
or area used for maneuvering, parking or
loading or any truck, vehicle or trailer ei-
ther while attached to or unattached from
any mover.
f. Overpasses: Overpasses extending
over a public right-of-way shall be limited
to pedestrian foot traffic except that con-
duits for the transmission of information
may be included if concealed within the
primary structure of the overpass. The
design, lighting and landscaping of such
structures shall clearly exhibit a high level
of aesthetic design and furthermore shall
be reviewed and approved by the Devel-
opment Services Division. (Ord. 2962,
9-8-1975, Amd. Ord. 2967, 9-22-1975;
Amd. Ord. 3592, 12-14-1981)
g. Paving of Access Routes: All on-
site surfaces used for daily traffic within
the lot or as a part of the traffic flow pat-
tern required in subsection D7d of this
Section shall be paved and maintained in
a good condition with an asphalt surfac-
ing, or its equivalent if approved by the
Administrative Official, to prevent the
generation of dust or the tracking of mud
onto public rights-of-way.
h. Surfacing of Storage Areas: Stor-
age areas not intended for maneuvering
space shall be paved with a surface sat-
isfactory to the Hearing Examiner to meet
the requirements of this Chapter and
minimize dust and control stormwater
drainage. (Ord. 3653, 8-23-1982)
8. Sound:
a. Intent: The intent of this standard is
to establish maximum sound levels for in-
dustrial sources as received in other
properties of the same or different envi-
ronmental use designation. This is ac-
complished by implementing the sound
level requirements of the Washington Ad-
ministrative Code as it applies to indus-
trial sources of sound and all sound
receptors.
b. WAC Regulations Adopted by Ref-
erence: The regulation of industrial
sounds as set forth in chapter 173-60 of
the Washington Administrative Code
(WAC), Maximum Environmental Noise
Levels, is hereby incorporated by refer-
ence.
c. Classifications: The Classifications
for Use Districts (Zoning Codes) of the
City of Renton shall be assigned the En-
vironmental Designation for Noise Abate-
ment (EDNA) Codes as follows:
EDNA Class A:RC, R-1, R-4, R-8,
RMH, R-10, R-14, RM
EDNA Class B:CN, CV, CD, CA,
COR, CO, UC-N1,
UC-N2
EDNA Class C:IL, IH, IM
4-4-110D
(Revised 1/05)4 - 76
d. Maximum Sound Levels: The
sound level of an industrial (EDNA Class
C) sound source when measured in the
prescribed manner and location shall not
exceed the following values:
e. Reduction Due to Method of Mea-
surement: All maximum sound level val-
ues for impulsive sounds shall be
reduced five (5) decibels when measured
with an A-weighted network.
f. Extension of Hours of Restric-
tions: The hours of lower sound levels
shall be extended in EDNA Class A envi-
ronments for all hours of the weekend,
from midnight Friday to midnight Sunday,
and the following holidays, as officially
observed by the City of Renton: New
Year’s Day, Independence Day, Labor
Day, Thanksgiving Day and Christmas
Day.
9. Liquid Waste:
a. Intent: The intent of this standard is
to preserve and enhance the quality of
the environment and protect the public
health and welfare by preventing the dis-
posal of liquid industrial wastes by unac-
ceptable methods and in unapproved
areas. Liquid waste shall include surface
run-off waters as per subsection D5 of
this Section, Surface Drainage, when
contaminated with chemicals, oils or
other toxic substances.
b. Discharge Regulated: The dis-
charge of all waterless liquid waste shall
be subject to the conditions of subsection
MAXIMUM PERMITTED SOUND LEVELS IN RECEIVING EDNA CLASSES FROM
EDNA CLASS C (INDUSTRIAL) SOURCE
EDNA CLASS OF
RECEPTOR
MAXIMUM SOUND
LEVEL1 (dB(A))
DURATION IN MINUTES IN
ANY ONE-HOUR PERIOD
APPLICABLE
HOURS5
A
A
A
A
A
A
A
A
60
65
70
75
50
55
60
65
Continually
152
52
1-1/22
Continually
152
52
1-1/22
7 am – 10 pm
7 am – 10 pm
7 am – 10 pm
7 am – 10 pm
10 pm – 7 am
10 pm – 7 am
10 pm – 7 am
10 pm – 7 am
B
B
B
B
65
70
75
80
Continually
153
53
1-1/23
All
All
All
All
C
C
C
C
70
75
80
85
Continually
154
54
1-1/24
All
All
All
All
1 Source: Chapter 172-60 WAC, “Maximum Environment Noise Levels”.
2 Total of all dB(A)s over 60 not to exceed 15 minutes in any one hour.
3 Total of all dB(A)s over 65 not to exceed 15 minutes in any one hour.
4 Total of all dB(A)s over 70 not to exceed 15 minutes in any one hour.
5 The lower noise in EDNA Class A apply to all hours of the weekends and holidays.
4-4-110D
4 - 83 (Revised 11/07)
of an existing facility shall be permitted
within five thousand feet (5,000') of an ex-
isting bulk storage facility if their com-
bined emission for any of the listed sub-
stances exceeds two (2) times the permit-
ted annual emission of the substance for
a single facility. The emissions of applica-
ble existing facilities shall be reduced as
per subsection D13l of this Section.
l. Special Emission Standards for
Existing Facilities: All existing bulk stor-
age facilities on the effective date of this
Section (9-18-1975) and emitting more
than the maximum permitted emission of
any listed substance shall be assumed
as having the maximum permitted emis-
sion for the purpose of calculating the lo-
cational density of facilities as specified
in subsection D13k of this Section. For
the purpose of this standard, existing
bulk storage facilities shall include those
facilities for which substantial construc-
tion, other than site preparation, is in
progress and as determined by the Ad-
ministrative Official.
m. Compliance Later Required for
Existing Facilities: All existing facilities
qualifying under subsection D13l of this
Section shall comply with the emission
standards set forth in the emission and
density schedule in this subsection D13
within three (3) years of the effective date
of this Section. A one time extension of
up to two (2) years may be granted by the
Administrative Official upon the showing
of good cause why compliance cannot be
achieved within the specified time period.
n. Efficiency Rating – Minimum:
Emission control shall be required of
those specific substances for which a re-
port is required as per subsection D13h of
this Section. Sources and/or points of
emissions within the lot lines shall be suit-
ably controlled to result in a reduction or
recovery of emissions with an overall ef-
ficiency for the facility of ninety percent
(90%) or greater when compared to the
uncontrolled facility and when the equip-
ment and technology are readily avail-
able. Sources and points of emission
shall include the carrier vehicle and trans-
fer mechanism when actively engaged in
loading or unloading operations. Control
shall include, but is not limited to, vapor
recovery systems for volatile liquids and
hoods or fully enclosed buildings with ex-
haust fans and filters or their equivalent
for transfer operations generating air-
borne particulates. Such emission control
shall be required even though the emis-
sions of the bulk storage facility are below
the maximum permitted levels. (Ord.
2962, 9-8-1975; Amd. Ord. 2967,
9-22-1975)
TOTAL ANNUAL EMISSION AND SPATIAL DENSITY
OF SPECIFIC SUBSTANCES
SUBSTANCE MEASURED AS
MAXIMUM
WEIGHT PER
FACILITY
(Tons/Year)
SPATIAL
DENSITY1
(Units/Acre) LIMITATIONS
Hydrocarbons Carbon 100.0 9.00 Tons None
Water Vapor
Sulfur Oxides
Nitrogen Dioxide
Carbon Monoxide
Photochemical Oxidants
Suspended Particulates
Arsenic
The annual emission per facility and spatial density
shall be equivalent to the allowable emissions and
ambient air concentrations established in Regulation 1
of the Puget Sound Air Pollution Control Agency
1 Fractions of an acre shall be allotted an equivalent portion of the emission and rounded out to the near-
est significant figure as shown in the table.
4-4-110E
(Revised 11/07)4 - 84
E. VARIANCES:
In the case of hardships affecting the subject
property, variances to these bulk standards may
be granted by the Hearing Examiner subject to
the conditions of RMC 4-9-250B5. (Ord. 2962,
9-8-1975; Amd. Ord. 2967, 9-22-1975; Amd. Ord.
3101, 1-17-1977, eff. 1-1-1977)
4-4-120 STORAGE LOTS –
OUTSIDE:
A. SCREENING REQUIRED:
Outside storage lots shall be effectively screened
by a combination of landscaping and fencing
along the perimeter.
1. Landscaping: A minimum of ten feet
(10') landscaped strip is required between the
property lines along public rights-of-way and
the fence. The landscaping shall be of size
and variety so as to provide an eighty percent
(80%) opaque screen.
2. Fencing: The entire perimeter must be
fenced by a minimum of an eight foot (8') high
sight-obscuring fence. Gates may be left un-
screened for security purposes.
B. SURFACING:
Storage areas may be surfaced with crushed rock
or similar material subject to the approval of the De-
velopment Services Division to minimize dust, con-
trol surface drainage and provide suitable access.
(Ord. 3653, 8-23-1982; Ord. 5100, 11-1-2004)
4-4-130 TREE RETENTION AND
LAND CLEARING REGULATIONS:
A. PURPOSE:
This Section provides regulations for the clearing
of land and the protection and preservation of
trees, shrubs, and ground cover plants. The pur-
poses of these regulations are to:
1. Preserve and enhance the City’s physical
and aesthetic character by minimizing indis-
criminate removal or destruction of trees,
shrubs and ground cover;
2. Implement and further the goals and pol-
icies of the City’s Comprehensive Plan for the
environment, open space, wildlife habitat,
vegetation, resources, surface drainage, wa-
tersheds, and economics;
3. Promote land development practices that
result in minimal adverse disturbance to ex-
isting vegetation and soils within the City
while at the same time recognizing that cer-
tain factors such as condition (e.g., disease,
danger of falling, etc.), proximity to existing
and proposed structures and improvements,
interference with utility services, protection of
scenic views, and the realization of a reason-
able enjoyment of property may require the
removal of certain trees and ground cover;
4. Minimize surface water and groundwater
runoff and diversion, and aid in the stabiliza-
tion of soil, and minimize erosion and sedi-
mentation, and minimize the need for addi-
tional storm drainage facilities caused by the
destabilization of soils;
5. Retain clusters of trees for the abatement
of noise and for wind protection, and reduce
air pollution by producing pure oxygen from
carbon dioxide;
6. Protect trees during construction activi-
ties from damage to tree roots, trunks, and
branches;
7. Recognize that trees increase real estate
values.
B. APPLICABILITY:
The regulations of this Section apply to any prop-
erty where land development or routine vegeta-
tion management activities are undertaken.
C. ALLOWED TREE REMOVAL
ACTIVITIES:
Tree removal and associated use of mechanical
equipment is permitted as follows, except as pro-
vided in subsection D2 of this Section, Restric-
tions for Critical Areas – General, and in RMC
4-3-110E5b, Urban Separator Overlay Regula-
tions.
1. Emergency Situations: Removal of
trees and/or ground cover by the City and/or
public or private utility in emergency situa-
tions involving immediate danger to life or
property, substantial fire hazards, or interrup-
tion of services provided by a utility.
4-4-130C
4 - 85 (Revised 11/07)
2. Dead, Dangerous, or Diseased Trees:
Removal of dead, terminally diseased, dam-
aged, or dangerous ground cover or trees
which have been certified as such by a for-
ester, registered landscape architect, or certi-
fied arborist, selection of whom to be
approved by the City based on the type of in-
formation required, or the removal of which is
approved by the City.
3. Maintenance Activities/Essential Tree
Removal – Public or Private Utilities,
Roads and Public Parks: Maintenance ac-
tivities including routine vegetation manage-
ment and essential tree removal for public
and private utilities, road rights-of-way and
easements, and public parks.
4. Installation of SEPA Exempt Public or
Private Utilities: Installation of distribution
lines by public and private utilities; provided,
that such activities are categorically exempt
from the provisions of the State Environmen-
tal Policy Act and RMC 4-9-070, Environmen-
tal Review Procedures.
5. Existing and Ongoing Agricultural Ac-
tivities: Clearing associated with existing
and ongoing agricultural activities as defined
in chapter 4-11 RMC, Definitions.
6. Commercial Nurseries or Tree Farms:
Removal of only those trees which are
planted and growing on the premises of a li-
censed retailer or wholesaler.
7. Public Road Expansion: Expansion of
public roads, unless critical areas would be
affected, in which case see subsections C12
and C13 of this Section.
8. Site Investigative Work: Site investiga-
tive work necessary for land use application
submittals such as surveys, soil logs, perco-
lation tests, and other related activities includ-
ing the use of mechanical equipment to
perform site investigative work provided the
work is conducted in accordance with the fol-
lowing requirements:
a. Investigative work should not disturb
any more than five percent (5%) of any
protected sensitive area described in
subsection D2 of this Section, Restric-
tions for Critical Areas – General, on the
subject property. In every case, impacts
shall be minimized and disturbed areas
restored.
b. In every location where site investi-
gative work is conducted, disturbed ar-
eas shall be minimized, and immediately
restored.
c. A notice shall be posted on the site
by the property owner or owner’s agent
indicating that site investigative work is
being conducted, and that the work must
minimize disturbance to the critical areas
identified in subsection D2 of this Sec-
tion, Restrictions for Critical Areas – Gen-
eral.
d. No site investigative work shall com-
mence without first notifying the Director
or his or her designee in advance.
9. Allowable Minor Tree Removal Activi-
ties: Except as provided in subsection D2 of
this Section, Restrictions for Critical Areas –
General, tree removal and associated use of
mechanical equipment is permitted as fol-
lows:
a. No more than three (3) trees are re-
moved in any twelve (12) month period
from a property under thirty five thousand
(35,000) square feet in size; and
b. No more than six (6) trees are re-
moved in any twelve (12) month period
from a property thirty five thousand
(35,000) square feet and greater in size.
c.Rights-of-Way Unobstructed: In
conducting minor tree removal activities,
rights-of-way shall not be obstructed un-
less a right-of-way use permit is ob-
tained.
10. Landscaping or Gardening Permit-
ted: Land clearing in conformance with the
provisions of subsection C9 of this Section,
Allowable Minor Tree Removal Activities, and
subsection D2 of this Section, Restrictions for
Critical Areas – General, is permitted for pur-
poses of landscaping or gardening; provided,
that no mechanical equipment is used.
11. Operational Mining/Quarrying: Land
clearing and tree removal associated with
4-4-130D
(Revised 11/07)4 - 86
previously approved operational mining and
quarrying activities.
12. Modification of existing utilities and
streets by ten percent (10%) or less.
13. Utilities, Traffic Control, Walkways,
Bikeways Within Existing, Improved
Right-of-Way or Easements: Within existing
improved public road rights-of-way or ease-
ments, installation, construction, replace-
ment, operation, overbuilding, or alteration of
all natural gas, cable, communication, tele-
phone and electric facilities, lines, pipes,
mains, equipment or appurtenances, traffic
control devices, illumination, walkways and
bikeways. If activities exceed the existing im-
proved area or the public right-of-way, this ex-
emption does not apply. Restoration of
disturbed areas shall be completed.
D. PROHIBITED ACTIVITIES:
1. Prohibited Activities: There shall be no
tree removal or land clearing on any site for
the sake of preparing that site for future de-
velopment unless a land development permit,
as defined in RMC 4-8-120D12, for the site
has been approved by the City.
2. Restrictions for Critical Areas – Gen-
eral: Unless exempted by critical areas, RMC
4-3-050C5 or Shoreline Master Program
Regulations, RMC 4-3-090, no tree removal,
or land clearing, or ground cover manage-
ment is permitted:
a. On portions of property with pro-
tected critical habitats, per RMC
4-3-050K; streams and lakes, per RMC
4-3-050L; Shorelines of the State, per
RMC 4-3-090, Renton Shoreline Master
Program Regulations; and wetlands, per
RMC 4-3-050M; and their associated
buffers;
b. On protected slopes except as al-
lowed in this Section or in the Critical Ar-
eas Regulations, RMC 4-3-050; or
c. Areas classified as very high land-
slide hazards, except as allowed in this
Section or in the Critical Areas Regula-
tions, RMC 4-3-050.
3. Restrictions for Native Growth Protec-
tion Areas: Tree removal or land clearing
shall not be permitted within a native growth
protection easement except as provided in
the established native growth protection area
requirements of RMC 4-3-050E4.
E. REVIEW AUTHORITY:
1. Authority and Interpretation: The Re-
viewing Official is hereby authorized and di-
rected to interpret and enforce all the
provisions of this Section. He or she is autho-
rized to require retention above the minimum
standards, to require phasing of tree retention
plans, or to require any other measures to
meet the purpose of this Section.
2. Independent Secondary Review: The
Reviewing Official may require independent
review of any land use application that in-
volves tree removal and land clearing at the
City’s discretion. An evaluation by an inde-
pendent qualified professional regarding the
applicant’s analysis on the effectiveness of
any proposed removal, retention, or replace-
ment measures, to include recommendations
as appropriate. This review shall be paid for
by the applicant and the City shall select the
third party review professional.
F. PERMITS REQUIRED:
1. Land Development Permit: An ap-
proved land development permit, as defined
in RMC 4-8-120D12, is required in order to
conduct tree removal or land clearing on any
site for the sake of preparing that site for fu-
ture development.
2. Permit Required for Routine Vegeta-
tion Management on Undeveloped Prop-
erties: Any person who performs routine
vegetation management, as defined in RMC
4-11-180, on undeveloped property in the
City must obtain a routine vegetation man-
agement permit prior to performing such
work.
3. Permit Required to Use Mechanical
Equipment: Except where use of mechani-
cal equipment is specifically listed as exempt,
any person who uses mechanical equipment
for routine vegetation management, land
clearing, tree removal, landscaping, or gar-
dening on developed, partially developed or
4-4-130H
4 - 87 (Revised 11/07)
undeveloped property must obtain a routine
vegetation management permit prior to per-
forming such work.
4. Timber Stand Maintenance – Condi-
tional Use Permit Required: While timber
harvesting shall not be permitted until such
time as a valid land development is approved,
a request may be made for maintenance and
thinning of existing timber stands to promote
the overall health and growth of the stand.
Permits allowing maintenance and thinning
beyond the limits allowed in subsection C9 of
this Section, Allowable Minor Tree Removal
Activities, shall be considered as a condi-
tional use permit by the Hearing Examiner ac-
cording to the following criteria in lieu of
standard conditional use permit criteria:
a. Appropriate approvals have been
sought and obtained with the State De-
partment of Natural Resources; and
b. The activity shall improve the health
and growth of the stand and maintain
long-term alternatives for preservation of
trees; and
c. The activity shall meet the provisions
of subsections H3, Applicability, Perfor-
mance Standards and Alternates, and
H4, General Review Criteria, of this Sec-
tion; and
d. Thinning activities shall be limited to
less than forty percent (40%) of the vol-
ume and trees.
5. Tree Cutting – Solar Access or Pas-
ture Land: A routine vegetation manage-
ment permit is required for tree cutting in
greater amounts than specified under par-
tially exempt actions in subsection C9 of this
Section, Allowable Minor Tree Removal Ac-
tivities, for any property where tree cutting is
proposed without an associated land devel-
opment permit. A routine vegetation manage-
ment permit may be issued allowing tree
cutting only in the following cases:
a. For purposes of allowing solar ac-
cess to existing structures; or
b. To create pasture land where agricul-
tural activities are permitted uses in the
zone.
Any tree cutting activities shall be the mini-
mum necessary to accomplish the purpose,
and shall be consistent with subsection D2 of
this Section, Restrictions for Critical Areas –
General.
G. ROUTINE VEGETATION
MANAGEMENT PERMIT REVIEW
PROCESS:
Permits for routine vegetation management shall
be processed consistent with RMC 4-9-195, Rou-
tine Vegetation Management Permits.
H. PERFORMANCE STANDARDS FOR
LAND DEVELOPMENT/BUILDING
PERMITS:
1. Protected Trees – Retention Required:
Trees shall be retained as follows:
a. Damaged and Diseased Trees Ex-
cluded: Trees that are dangerous as de-
fined in RMC 4-11-200, or are safety risks
due to root, trunk, or crown structure fail-
ure shall not be counted as protected
trees.
b. Residential:
i. RC, R-1, R-4 and R-8 Zones:
Thirty percent (30%) of the trees
shall be retained in a residential or in-
stitutional development.
ii. R-10, R-14, RM-F, RM-T, RM-U
and RMH: Ten percent (10%) of the
trees shall be retained in a residential
or institutional development.
c. All Other Zones: Five percent (5%)
of the trees located on the lot shall be
considered protected and retained in
commercial or industrial developments.
d. Utility Uses and Mineral Extrac-
tion Uses: Such operations shall be ex-
empt from the protected tree retention
requirements of this Chapter if removal
can be justified in writing and approved
by the Reviewing Official.
e. Replacement Requirements:
i. When the required number of
protected trees cannot be retained,
4-4-130H
(Revised 11/07)4 - 88
new trees, with a two-inch (2") caliper
or greater, shall be planted. The re-
placement rate shall be twelve (12)
caliper inches of new trees to replace
each protected tree removed.
ii. When a tree or tree cluster that is
part of an approved tree retention
plan cannot be retained, mitigation
shall be required per subsection H1ei
of this Section.
iii. Unless replacement trees are
being used as part of an enhance-
ment project in a critical area or
buffer, they shall not consist of any
species listed in RMC 4-4-130H7d.
f. Tree retention standards shall be ap-
plied to the net developable area. Land
within critical areas and their buffers, as
well as public rights-of-way, shall be ex-
cluded from the above calculation. If the
number to be retained includes a fraction
of a tree, any amount equal to or greater
than one-half (1/2) tree shall be rounded
up.
2. Plan Required: When a land develop-
ment permit, as defined in RMC 4-8-120D12,
is submitted to the City it shall be accompa-
nied by a tree removal and land clearing plan.
3. Applicability, Performance Standards
and Alternates: All land clearing and tree re-
moval activities shall conform to the criteria
and performance standards set forth in this
Section unless otherwise recommended in
an approved soil engineering, engineering
geology, hydrology or forest management
plan and where the alternate procedures will
be equal to or superior in achieving the poli-
cies of this Section. All land clearing and tree
removal activities may be conditioned to en-
sure that the standards, criteria, and purpose
of this Section are met.
4. General Review Criteria: All land clear-
ing and tree removal activities shall comply
with RMC 4-4-060, Grading, Excavation, and
Mining Regulations, and shall meet the fol-
lowing criteria:
a. The land clearing and tree removal
will not create or contribute to landslides,
accelerated soil creep, settlement and
subsidence or hazards associated with
strong ground motion and soil liquefac-
tion.
b. The land clearing and tree removal
will not create or contribute to flooding,
erosion, or increased turbidity, siltation or
other form of pollution in a watercourse.
c. Land clearing and tree removal will
be conducted to maintain or provide vi-
sual screening and buffering between
land uses of differing intensity, consistent
with applicable landscaping and setback
provisions of the Renton Municipal Code.
d. Land clearing and tree removal shall
be conducted so as to expose the small-
est practical area of soil to erosion for the
least possible time, consistent with an
approved build-out schedule and includ-
ing any necessary erosion control mea-
sures.
e. Land clearing and tree removal shall
be consistent with subsection D2 of this
Section, Restrictions for Critical Areas –
General, and RMC 4-3-050, Critical Ar-
eas Regulations.
f. Retained trees will not create or con-
tribute to a hazardous condition as the re-
sult of blowdown, insect or pest
infestation, disease, or other problems
that may be created as a result of selec-
tively removing trees and other vegeta-
tion from a lot.
g. Land clearing and tree removal shall
be conducted to maximize the preserva-
tion of any tree in good health that is an
outstanding specimen because of its
size, form, shape, age, color, rarity, or
other distinction as a community land-
mark.
5. Timing: The City may restrict the timing
of the land clearing and tree removal activi-
ties to specific dates and/or seasons when
such restrictions are necessary for the public
health, safety and welfare, or for the protec-
tion of the environment.
6. Restrictions for Critical Areas: See
subsection D2 of this Section, Restrictions for
4-4-130H
4 - 89 (Revised 11/07)
Critical Areas – General, and RMC 4-3-050,
Critical Areas Regulations.
7. Tree/Ground Cover Retention: The fol-
lowing measures may be used by the Re-
viewing Official in conditioning a land
development permit or building permit pro-
posal, to comply with the general review cri-
teria of subsection H4 of this Section:
a. Trees shall be maintained to the
maximum extent feasible on the property
where they are growing. The Reviewing
Official may require modification of the
tree retention and land clearing plan, or
the associated land development per-
mits, to ensure the retention of the maxi-
mum number of trees.
b. The Reviewing Official may require
the applicant to replace trees, provide in-
terim erosion control, hydroseed ex-
posed soils, or other similar conditions
which would implement the intent of this
Section.
c. Trees that shelter interior trees or
trees on abutting properties from strong
winds that could otherwise cause them to
blow down should be retained.
d. Except in critical areas or their buff-
ers, unless enhancement activities are
being performed, the removal of trees on
the following list should be allowed in or-
der to avoid invasive root systems, weak
wood prone to breakage, or varieties
which tend to harbor insect pests:
i. All Populus species including cot-
tonwood (Populus trichocarpa),
quaking aspen (Populus tremu-
loides), lombardy poplar (Populus ni-
gra “Italica”), etc.
ii. All Alnus species which includes
red alder (Alnus oregona), black al-
der (Alnus glutinosa), white alder (Al-
nus rhombifolia), etc.
iii. Salix species which includes
weeping willow (Salix babylonica),
etc.
iv. All Platanus species which in-
clude London plane tree (Platanus
acerifolia), American sycamore, but-
tonwood (Platanus occidentalis), etc.
8. Protection Measures During Con-
struction: Protection measures in this sub-
section shall apply for all trees that are to be
retained in areas subject to construction. All
of the following tree protection measures
shall apply:
a. Construction Storage Prohibited:
The applicant may not fill, excavate,
stack or store any equipment, dispose of
any materials, supplies or fluids, operate
any equipment, install impervious sur-
faces, or compact the earth in any way
within the area defined by the drip line of
any tree to be retained.
b. Fenced Protection Area Required:
The applicant shall erect and maintain six
foot (6') high chain link temporary con-
struction fencing around the drip lines of
all retained trees, or along the perimeter
of a stand of retained trees. Placards
shall be placed on fencing every fifty feet
(50') indicating the words, “NO TRES-
PASSING – Protected Trees” or on each
side of the fencing if less than fifty feet
(50'). Site access to individually pro-
tected trees or groups of trees shall be
fenced and signed. Individual trees shall
be fenced on four (4) sides. In addition,
the applicant shall provide supervision
whenever equipment or trucks are mov-
ing near trees.
c. Protection from Grade Changes: If
the grade level adjoining to a tree to be
retained is to be raised, the applicant
shall construct a dry rock wall or rock well
around the tree. The diameter of this wall
or well must be equal to the tree’s drip
line.
d. Impervious Surfaces Prohibited
Within the Drip Line: The applicant may
not install impervious surface material
within the area defined by the drip line of
any tree to be retained.
e. Restrictions on Grading Within
the Drip Lines of Retained Trees: The
grade level around any tree to be re-
tained may not be lowered within the
greater of the following areas: (i) the area
4-4-130I
(Revised 11/07)4 - 90
defined by the drip line of the tree, or (ii)
an area around the tree equal to one and
one-half feet (1-1/2') in diameter for each
one inch of tree caliper. The Reviewing
Official may require a larger tree protec-
tion zone based on tree size, species,
soil, or other conditions.
f. Mulch Layer Required: All areas
within the required fencing shall be cov-
ered completely and evenly with a mini-
mum of three inches (3") of bark mulch
prior to installation of the protective fenc-
ing. Exceptions may be approved by the
Reviewing Official if the mulch will ad-
versely affect protected ground cover
plants.
g. Monitoring Required During Con-
struction: The applicant shall retain a
professional arborist or other qualified
professional to prune branches and
roots, fertilize, and water as appropriate
for any trees and ground cover which are
to be retained.
h. Alternative Protection: Alternative
safeguards may be used if determined by
the Reviewing Official to provide equal or
greater tree protection.
9. Maintenance:
a. All retained trees, including protected
trees, shall be maintained for at least five
(5) years from the date of the final land
development permit issued for the
project;
b. All retained trees and vegetation
shall be pruned and trimmed to maintain
a healthy growing condition or to prevent
limb failure;
c. With the exception of dead, dis-
eased, or damaged trees specifically re-
tained to provide wildlife habitat,
dangerous trees, as defined in RMC
4-11-200, or stolen trees shall be re-
placed within three (3) months or during
the next planting season if the loss does
not occur in a planting season.
I. VARIANCE PROCEDURES:
The Reviewing Official shall have the authority to
grant variances from the provisions of this Sec-
tion pursuant to RMC 4-8-070H and the decision
criteria in RMC 4-9-250.
J. VIOLATIONS AND PENALTIES:
1. Penalties: Penalties for any violation of
any of the provisions of this Section shall be
in accord with RMC 1-3-2. In a prosecution
under this Section, each tree removed, dam-
aged or destroyed will constitute a separate
violation, and the monetary penalty for each
violation shall be no less than the minimum
penalty, and no greater than the maximum
penalty of RMC 1-3-2E.
2. Additional Liability for Damage: In ad-
dition, any person who violates any provision
of this Section or of a permit issued pursuant
thereto shall be liable for all damages to public
or private property arising from such violation,
including the cost of restoring the affected
area to its condition prior to such violation.
3. Restoration Required: The City may re-
quire replacement of all improperly removed
ground cover with species similar to those
which were removed or other approved spe-
cies such that the biological and habitat val-
ues will be replaced. Restoration shall
include installation and maintenance of in-
terim and emergency erosion control mea-
sures that shall be required as determined by
the City.
4. Replacement Required: The City may
require, for each tree that was improperly cut
and/or removed in violation of, or without, an
approved tree retention and land clearing
plan, replacement planting of a tree of equal
size, quality and species or up to eighteen
(18) caliper inches of trees of the same spe-
cies in the immediate vicinity of the tree(s)
that was/were removed. The replacement
trees will be of sufficient caliper to adequately
replace the lost tree(s), and at a minimum of
two inches (2") in caliper.
5. Stop Work: For any parcel on which
trees and/or ground cover are improperly re-
moved and subject to penalties under this
Section, the City shall stop work on any exist-
ing permits and halt the issuance of any or all
future permits or approvals until the property
is fully restored in compliance with this Sec-
tion and all penalties are paid. (Ord. 4219,
6-5-1989; Amd. Ord. 4835, 3-27-2000; Ord.
4-4-140D
4 - 90.1 (Revised 11/07)
4851, 8-27-2000; Ord. 4963, 5-13-2002; Ord.
5132, 4-4-2005; Ord. 5137, 4-25-2005; Ord.
5304, 9-17-2007)
4-4-140 WIRELESS
COMMUNICATION FACILITIES:
A. PURPOSE:
The purpose of this Section is to establish general
guidelines for the siting of wireless communica-
tions facilities, including towers and antennas.
B. GOALS:
The goals of this Section are to:
1. Encourage the location of towers in non-
residential areas and minimize the total num-
ber of towers throughout the community;
2. Encourage strongly the joint use of new
and existing tower sites;
3. Encourage users of towers and antennas
to locate them, to the extent possible, in ar-
eas where the adverse impact on the commu-
nity is minimal;
4. Encourage users of towers and antennas
to configure them in a way that minimizes the
adverse visual impact of the towers and an-
tennas; and
5. Enhance the ability of the providers of
telecommunications services to provide such
services to the community quickly, effectively,
and efficiently.
C. EXEMPTION FOR AMATEUR RADIO,
RECEIVE ONLY ANTENNAS:
This Section shall not govern any tower, or instal-
lation of any antenna, that is under seventy (70)
feet in height and is owned and operated by a fed-
erally licensed amateur radio station operator or
is used exclusively for receive only antennas.
D. ADMINISTERING AND ENFORCING
AUTHORITY:
The Planning/Building/Public Works Administra-
tor and/or his/her designated representative are
(Revised 11/07)4 - 90.2
This page left intentionally blank.
4-4-140F
4 - 91 (Revised 1/07)
responsible for the general administration and co-
ordination of this Section.
E. COMPLIANCE WITH
TELECOMMUNICATIONS ACT OF 1996:
The Federal Telecommunications Act of 1996 re-
quires the City to comply with the following condi-
tions:
1. The City zoning requirements may not
unreasonably discriminate among wireless
telecommunication providers that compete
against one another.
2. The City zoning requirements may not
prohibit or have the effect of prohibiting the
provision of wireless telecommunications
service.
3. The City must act within a reasonable pe-
riod of time on requests for permission to
place or construct wireless telecommunica-
tions facilities.
4. A decision by the City denying a request
for permission to install or construct wireless
telecommunications facilities must be in writ-
ing and must be based on evidence in a writ-
ten record.
5. If a wireless telecommunications facility
meets technical emissions standards set by
the FCC, it is presumed safe. The City may
not deny a request to construct a facility on
grounds that its radio frequency emissions
would be harmful to the environment or the
health of residents if those emissions meet
FCC standards.
F. STANDARDS AND REQUIREMENTS
FOR ALL TYPES OF WIRELESS
COMMUNICATIONS FACILITIES:
1. Equipment Shelters or Cabinets:
a. Location: Accessory equipment fa-
cilities used to house wireless commun-
cation equipment and associated cabling
should be located within buildings or
placed underground when possible.
However, in those cases where it can be
demonstrated by the applicant to the re-
viewing official that the equipment cannot
be located in buildings or underground,
equipment shelters or cabinets shall be
screened and/or landscaped to the satis-
faction of the reviewing official.
b. Landscaping and Screening:
Landscaping, for accessory equipment
located on private property, shall include
a minimum fifteen foot (15′) sight obscur-
ing landscape buffer around the acces-
sory equipment facility. Accessory
equipment facilities located on the roof of
any building need not be landscaped but
shall be enclosed so as to be shielded
from view. Accessory equipment located
on public right-of-way shall be screened
and/or landscaped as determined by the
reviewing official through the conditional
use permit process. Accessory equip-
ment facilities may not be enclosed with
exposed metal surfaces.
c. Size: The applicant must provide
documentation to the reviewing official
that the size of any accessory equipment
is the minimum possible necessary to
meet the provider’s service needs.
2. Visual Impact: Site location and devel-
opment shall preserve the pre-existing char-
acter of the surrounding buildings and land
uses and the zone district to the extent con-
sistent with the function of the communica-
tions equipment. Wireless communication
towers shall be integrated through location
and design to blend in with the existing char-
acteristics of the site to the extent practical.
Existing on-site vegetation shall be preserved
or improved, and disturbance of the existing
topography shall be minimized, unless such
disturbance would result in less visual impact
of the site to the surrounding area.
3. Maximum Noise Levels: No equipment
shall be operated so as to produce noise in
levels above forty-five (45) dB as measured
from the nearest property line on which the
attached wireless communication facility is lo-
cated. Operation of a back-up power genera-
tor in the event of power failure or the testing
of a back-up generator between eight o’clock
(8:00) a.m. and nine o’clock (9:00) p.m. are
exempt from this standard. No testing of
back-up generators shall occur between the
hours of nine o’clock (9:00) p.m. and eight
o’clock (8:00) a.m.
4-4-140G
(Revised 1/07)4 - 92
4. Fencing: Security fencing, if used, shall
be painted or coated with nonreflective color.
Fencing shall comply with the requirements
listed in RMC 4-4-040, Fences and Hedges.
5. Lighting: Towers shall not be artificially
lighted, unless required by the FAA or other
applicable authority. If lighting is required, the
governing authority may review the available
lighting alternatives and approve the design
that would cause the least disturbance to the
surrounding views. Security lighting for the
equipment shelters or cabinets and other on-
the-ground ancillary equipment is also permit-
ted, as long as it is appropriately down
shielded to keep light within the boundaries of
the site.
6. Advertising Prohibited: No lettering,
symbols, images, or trademarks large
enough to be legible to occupants of vehicu-
lar traffic on any adjacent roadway shall be
placed on or affixed to any part of a telecom-
munications tower, antenna array or antenna,
other than as required by FCC regulations re-
garding tower registration or other applicable
law. Antenna arrays may be located on previ-
ously approved signs or billboards without al-
teration of the existing advertising or sign.
7. Building Standards: Wireless commu-
nication support structures shall be con-
structed so as to meet or exceed the most
recent Electronic Industries Association/Tele-
communications Industries Association (EIA/
TIA) 222 Revision F Standard entitled: “Struc-
tural Standards for Steel Antenna Towers and
Antenna Supporting Structures” (or equiva-
lent), as it may be updated or amended. Prior
to issuance of a building permit the Building
Official shall be provided with an engineer’s
certification that the support structure’s de-
sign meets or exceeds those standards.
8. Radio Frequency Standards: The ap-
plicant shall ensure that the WCF will not
cause localized interference with the recep-
tion of area television or radio broadcasts. If
on review the City finds that the WCF inter-
feres with such reception, and if such interfer-
ence is not remedied within thirty (30) days,
the City may revoke or modify this permit.
9. Special Requirements for Equipment
Shelters/Cabinets within the Public Right-
of-Way: All equipment and cabinets within
public right-of-way are subject to the approval
to the Development Services Division and
shall be as small and unobtrusive as is prac-
ticable. (Ord. 5241, 11-27-2006)
G. STANDARDS FOR SPECIFIC TYPES
OF WIRELESS FACILITIES:
For definitions of specific types of wireless com-
munication facilities, see RMC 4-11-230. Devel-
opment standards for specific types of wireless
communication facilities shall be as follows:
4-4-140G
4 - 93 (Revised 1/07)
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(Revised 1/07)4 - 96
H. AIRPORT RESTRICTIONS – NOTICE
TO FAA:
A Notice of Proposed Construction shall be sub-
mitted to the FAA a minimum of thirty (30) days
prior to the issuance of any building permit for any
wireless communication support structure or at-
tached wireless communication facilities.
I. OBSOLESCENCE:
Any wireless communications facility or attached
wireless communications facility that is no longer
needed and its use is discontinued shall be re-
ported immediately by service provider to the Ad-
ministrator. Discontinued facilities shall be
decommissioned and removed by the facility
owner within six (6) months of the date it ceases
to be operational or if the facility falls into disre-
pair, and the site restored to its pre-existing con-
dition. The Administrator may approve an
extension of an additional six (6) months if good
cause is demonstrated by the facility owner.
J. COLLOCATION REQUIRED:
1. Evaluation of Existing Support Struc-
tures: No new wireless communications sup-
port structure shall be permitted unless the
applicant demonstrates to the reasonable
satisfaction of the governing authority that no
existing tower or structure can accommodate
the applicant’s proposed antenna. Evidence
submitted to demonstrate that an existing
tower or structure can accommodate the ap-
plicant’s proposed antenna may consist of
any of the following:
a. No existing towers or structures are
located within the geographic area re-
quired to meet applicant’s engineering
requirements.
b. Existing towers or structures are not
of sufficient height to meet applicant’s en-
gineering requirements.
c. Existing towers or structures do not
have sufficient structural strength to sup-
port applicant’s proposed antenna and
related equipment.
d. The applicant’s proposed antenna
would cause electromagnetic interfer-
ence with the antenna on the existing
towers or structures, or the antenna on
the existing towers or structures would
cause interference with the applicant’s
proposed antenna.
e. The fees, costs, or contractual provi-
sions required by the owner in order to
share an existing tower or structure or to
adapt an existing tower or structure for
sharing are unreasonable. Costs exceed-
ing new tower development are pre-
sumed to be unreasonable.
f. The applicant demonstrates that
there are other limiting factors that render
existing towers and structures unsuit-
able.
2. Cooperation in Collocation Efforts: A
permittee shall cooperate with other WCF
providers in collocating additional antennas
on support structures and/or on existing
buildings provided said proposed collocators
have received a building permit for such use
at said site from the City. A permittee shall ex-
ercise good faith in collocating with other pro-
viders and sharing the permitted site,
provided such shared use does not give rise
to a substantial technical level of impairment
of the ability to provide the permitted use (i.e.,
a significant interference in broadcast or re-
ception capabilities as opposed to a compet-
itive conflict or financial burden). Such good
faith shall include sharing technical informa-
tion to evaluate the feasibility of collocation.
In the event a dispute arises as to whether a
permittee has exercised good faith in accom-
modating other users, the City may require a
third party technical study at the expense of
either or both the applicant and permittee.
3. Reasonable Efforts: All applicants shall
demonstrate reasonable efforts in developing
a collocation alternative for their proposal.
K. PERMIT LIMITATIONS:
1. Maintenance Required: The applicant
shall maintain the WCF to standards that may
be imposed by the City at the time of the
granting of a permit. Such maintenance shall
include, but shall not be limited to, mainte-
nance of the paint, structural integrity and
landscaping. If the applicant fails to maintain
the facility, the City may undertake the main-
tenance at the expense of the applicant or
terminate the permit, at its sole option.
4-4-150
4 - 97 (Revised 1/07)
2. Compliance with Federal Standards
for Radio Frequency Emissions: The appli-
cant shall comply with Federal (FCC) stan-
dards for radio frequency emissions. Within
sixty (60) days after the issuance of its build-
ing permit, the applicant shall submit a project
implementation report which provides cumu-
lative field measurements of radio frequency
emissions of all antennas installed at the sub-
ject site and compares the results with estab-
lished Federal standards. Said report shall be
subject to review and approval of the Admin-
istrator for consistency with Federal stan-
dards. If on review, the City finds that the
WCF does not meet Federal standards, the
City may revoke or modify this permit.
3. Notice to City of Change of Owner-
ship: The applicant shall notify the Depart-
ment of all changes in ownership or operation
of the facility within sixty (60) days of the
change. (Ord. 4666, 6-2-1997, Amd. Ord.
4689, 11-24-1997)
L. ALTERNATES, MODIFICATIONS,
VARIANCES:
See RMC 4-9-250.
M. APPEALS:
See RMC 4-8-110. (Ord. 4722, 5-11-1998; Amd.
Ord. 4963, 5-13-2002)
4-4-150 VIOLATIONS OF THIS
CHAPTER AND PENALTIES:
Unless otherwise specified, violations of this
Chapter are misdemeanors subject to RMC
1-3-1. (Ord. 4856, 8-21-2000; Amd. Ord. 4963,
5-13-2002; Ord. 5159, 10-17-2005)
5 - i (Revised 11/07)
Chapter 5
BUILDING AND FIRE PREVENTION STANDARDS
CHAPTER GUIDE: Chapter 4-5 RMC provides structural and design information typically required by
architects, engineers, and contractors. These regulations primarily consist of the adoption and amend-
ment of Uniform Codes for building, mechanical, plumbing, electrical, fire protection, and others. Re-
lated permit processes (e.g., occupancy permits, etc.) are located in chapters 4-8 and 4-9 RMC. Fee-
related information is located in chapter 4-1 RMC.
This Chapter last amended by Ord. 5297, July 2, 2007.
SECTION PAGE
NUMBER NUMBER
4-5-010 ADOPTION OF STATE, NATIONAL, UNIFORM, AND
INTERNATIONAL CODES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
A.Adoption by Reference . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
B.Amendments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4-5-020 AUTHORITY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
A.Building Official Duty . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
1. Record of Plats Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
B.Fire Department Duty . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
1. Bureau of Fire Prevention Established . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
2. Appointment of Fire Marshal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
3. Report Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4. Appointment of Inspectors by Fire Chief . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
C.City Clerk Duty . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4-5-030 MANUFACTURED/MOBILE HOME AND PARK INSTALLATION . . . . . . . . 2
A.Construction of Manufactured or Mobile Home Parks – Permits Required . . . . 2
B.Individual Mobile/Manufactured Home Installation . . . . . . . . . . . . . . . . . . . . . . 2
1. Installation Permit Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
2. Installation Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
3. Insignia Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
4-5-040 NATIONAL ELECTRICAL CODE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
A.Adoption . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
B.Electrical Permit Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
C.Administration and Enforcement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
1. Short Title. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
2. National Electrical Code – Adopted as Amended, Added To
and Excepted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
3. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2a
4. Scope . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.1
5. Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.1
a. New Installations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.1
b. Existing Installations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.1
c. Additions, Alterations, Modifications, or Repairs . . . . . . . . . . . . . . . . . 2.1
d. Moved Buildings or Structures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.1
e. Alternate Materials or Methods . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.2
SECTION PAGE
NUMBER NUMBER
(Revised 11/07)5 - ii
6. Permit Requirements and Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.2
7. Inspections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.3
8. Temporary Installation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.5
D. Amendments to the 2002 National Electrical Code (NEC) . . . . . . . . . . . . . . . . 2.5
1. NEC Article 80 Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.5
2. NEC Article 100 Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.5
3. NEC Article 110.2 Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.7
4. NEC Article 110.3 Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.7
5. NEC Article 110.12 Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.7
6. NEC 110.16 Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.8
7. NEC 110.22 Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.8
8. NEC Article 210.8(B) Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.8
9. NEC Article 210.8 Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.8
10. NEC 210.11(C) Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.8
11. NEC Article 215.10 Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.9
12. NEC Article 220.35 Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.9
13. NEC Article 225.32 Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.9
14. NEC Article 225.32 Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.9
15. NEC Article 230.2 Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.9
16. NEC Article 230.2(A) Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.10
17. NEC Article 230.28 Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.10
18. NEC Article 230.43 Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.10
19. NEC Article 230.70(A)(1) Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.11
20. NEC Article 230.70(A)(2) Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.11
21. NEC Article 230.90(A), Exception No. 3, Amended . . . . . . . . . . . . . . . . 2.11
22. Reserved . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.11
23. NEC Article 230.95 Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.11
24. NEC Article 230.202(B) Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.11
25. NEC Article 250.32(B)(2) Deleted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.12
26. NEC Article 250.50 Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.12
27. NEC Article 250.56 Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.12
28. NEC Article 250.104(A) Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.12
29. NEC Article 250.184(A) Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.12
30. NEC Article 250.184(B) Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.13
31. NEC Article 250.184(D) Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.13
32. NEC Article 300.4(B)(1) Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.14
33. NEC Article 300.11(A) Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.14
34. NEC Article 310.12 Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.15
35. NEC Article 314.15 Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.15
36. NEC Article 314.29 Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.15
37. NEC Article 334.10(3) and (4) Amended . . . . . . . . . . . . . . . . . . . . . . . . . 2.15
38. NEC Article 334.12(A) Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.15
39. NEC Article 358.12 Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.16
40. NEC Article 394.12(5) Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.16
41. NEC Article 410.30(C)(1) Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.16
42. NEC Article 422.10(A) Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.16
43. NEC Article 450.27 Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.16
SECTION PAGE
NUMBER NUMBER
5 - iii (Revised 11/07)
44. NEC Article 514.11(A) Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.17
45. NEC Article 517.31 Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.18
46. NEC Article 520.44 Deleted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.18
47. NEC Article 527.4(G) Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.18
48. NEC Article 553.4 Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.19
49. NEC Article 553.6 Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.19
50. NEC Article 553.7(B) Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.19
51. NEC Article 555.1 Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.19
52. NEC Article 555.5 Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.19
53. NEC Article 555.7 Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.19
54. NEC Article 555.9 Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.19
55. NEC Article 555.10(B) Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.19
56. NEC Article 555.13(B)(1) Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.19
57. NEC Article 555.19 Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.19
58. NEC Article 555.21 Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.20
59. NEC Article 600.3 Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.20
60. NEC Article 600.10(C) Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.20
61. NEC Article 600.10 Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.20
62. NEC Article 600.21 Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.20
63. NEC Article 600.30 Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.21
64. NEC Article 680.4 Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.21
65. NEC Article 680.12 Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.21
66. NEC Article 680 Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.21
67. NEC Article 680.40 Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.21
68. NEC Article 680.70 Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.21
69. NEC Article 700.9(A) Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.22
70. NEC Article 760.10 Amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.22
71. Figures and Drawings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.23
4-5-050 INTERNATIONAL BUILDING CODE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
A.Adoption . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
B.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
C.State Amendments to the International Building Code . . . . . . . . . . . . . . . . . . . 4
D.City Amendments to the International Building Code . . . . . . . . . . . . . . . . . . . . 5
1. Dangerous Buildings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
2. Violations and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
3. Liability Claims . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
4. Appeals Board . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
5. Off-Site Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
6. Standpipe Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
7. Dry Standpipes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
E.City Amendments to the IBC Relating to Sprinkler Requirements . . . . . . . . . . 6
1. Chapter 9 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
F.Repealed . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
4-5-051 WASHINGTON STATE ENERGY CODE AND WASHINGTON
STATE VENTILATION AND INDOOR AIR QUALITY CODE ADOPTED . . .8
4-5-055 INTERNATIONAL RESIDENTIAL CODE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
A.Adoption . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
B.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
SECTION PAGE
NUMBER NUMBER
(Revised 11/07)5 - iv
C.State Amendments to the International Residential Code . . . . . . . . . . . . . . . . . 8
D.City Amendments to the International Residential Code . . . . . . . . . . . . . . . . . . . 8
1. Certificate of Occupancy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
2. Violations and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
3. Appeals Board . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
4-5-060 UNIFORM CODE FOR THE ABATEMENT OF DANGEROUS
BUILDINGS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
A.Adoption . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
B.Process for Abatement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
4-5-070 INTERNATIONAL FIRE CODE AND FIRE PREVENTION REGULATIONS .9
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
B.Adoption of Fire Code and Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
C.Additions and Amendments to the Fire Code . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
1. International Building Code . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
2. Referenced Codes and Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
3. Legal Defense . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
4. General Authority and Responsibilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
5. Assistance from Other Agencies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
6. Obstructing Operations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
7. Permits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
8. Extensions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
9. Submittals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
10. Hazardous Materials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
11. Owner/Occupant Responsibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
12. Board of Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
13. Notice of Violation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
14. Notice and Responsibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
15. Pre-Citation Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
16. Violation Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
17. Failure to Comply . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
18. Add Definition of “Shall” . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
19. Open Burning and Recreational Fires . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
20. Flaming Food and Beverages Preparation . . . . . . . . . . . . . . . . . . . . . . . . . 13
21. Group A Occupancies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
22. Indoor Displays . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
23. Fire Department Access Roads . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
24. Premises Identification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
25. Fire Protection Water Supplies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
26. Definitions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.1
27. Electrical Code . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.1
28. Furnishings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.1
29. Furnishings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.1
30. Decorative Vegetation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.1
31. Decorations and Trim . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.1
32. Installation Acceptance Testing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.1
33. Inspection, Testing and Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.2
34. System Out of Service . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.2
SECTION PAGE
NUMBER NUMBER
5 - v (Revised 12/05)
35. Automatic Sprinkler Systems . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.2
36. Group A-1 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.2
37. Group A-2 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.3
38. Group A-3 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.3
39. Group A-4 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.3
40. Group E . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.3
41. Group B, F, H, and S Occupancies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.4
42. Group M . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.4
43. Group R . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.4
44. Group R-3 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.4
45. Dwellings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.4
46. Automatic Sprinkler Systems in New Buildings . . . . . . . . . . . . . . . . . . . . 14.4
47. Sprinkler Systems in Remodeled Buildings . . . . . . . . . . . . . . . . . . . . . . . 14.5
48. NFPA 13R Sprinkler Systems . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.5
49. Alarms . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.5
50. Floor Control Valves . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.5
51. Standpipe Systems . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.5
52. High Rise Building Standpipes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.6
53. Dry Standpipes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.6
54. Portable Fire Extinguishers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.6
55. Group A . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.6
56. Group B . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.6
57. Group E . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.6
58. Group F . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.6
59. Group M . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.6
60. Manual Fire Alarm System . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.6
61. Group R-2 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.7
62. Multi-Family Complexes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.7
63. Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.7
64. Maintenance, Inspection and Testing . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.7
65. Fire Watch . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.7
66. Unattended Self-Service Motor Fuel-Dispensing Facility . . . . . . . . . . . . 14.7
67. Materials Classification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.7
68. Hazardous Materials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.7
69. Explosives and Fireworks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.8
70. Underground Tanks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.8
71. Annual Certification of Monitoring System . . . . . . . . . . . . . . . . . . . . . . . . 14.9
72. Appendix B . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.9
D.Fire Hydrants . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.9
1. Required for Construction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.9
a. Plans Required Prior to Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.9
b. Installation Timing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.9
c. Upgrade of Existing Hydrants Required . . . . . . . . . . . . . . . . . . . . . . 14.9
2. Fire Hydrant Requirements in Commercial, Business, Industrial
and Manufacturing Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.9
a. Installation Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.9
b. Number and Location of Hydrants . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.9
SECTION PAGE
NUMBER NUMBER
(Revised 12/05)5 - vi
c. Applicability to Annexed Properties . . . . . . . . . . . . . . . . . . . . . . . . . 14.10
3. Fire Hydrants in Other Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.10
4. Fire Hydrants; Special Locations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.10
5. Multiple Uses – Contract . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.10
6. Fire Flow Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
a. Basis for and Computation of Fire Flow Requirement . . . . . . . . . . . . . . 15
b. Unknown Fire Flow . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
7. Residential Sprinkling Permitted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
8. Number of Hydrants Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
9. Location of Hydrants . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
a. Minimum Distances from Structures . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
10. Hydrant Accessibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
a. Fire Marshal Discretion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
11. Design and Installation Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
12. Special Requirements for Buildings More Than Two Hundred
Feet (200′) from a Street Property Line . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
13. Water System Requirements for Hydrants . . . . . . . . . . . . . . . . . . . . . . . . . 17
14. Service and Testing of Hydrants . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
15. Prohibited Hydrants . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
16. Dead End Mains Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
17. Meter or Detection Required for Private Water or Fire Service . . . . . . . . . . 17
18. Use for Other Than Fire Protection Prohibited . . . . . . . . . . . . . . . . . . . . . . 17
19. Changes Requiring Increased Fire Protection . . . . . . . . . . . . . . . . . . . . . . 17
20. Violation of This Section and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
4-5-080 UNIFORM HOUSING CODE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
A.Adoption . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
B.City Amendments to Certain Uniform Housing Code Procedures . . . . . . . . . . 17
4-5-090 INTERNATIONAL MECHANICAL CODE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
A.Adoption . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
B.Appeals Board . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
4-5-100 INTERNATIONAL FUEL GAS CODE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
A.Adoption . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
B.Appeals Board . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
C.Violations and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
4-5-110 UNIFORM PLUMBING CODE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
A.Adoption . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
B.State Amendments to Uniform Plumbing Code . . . . . . . . . . . . . . . . . . . . . . . . 18
C.City Amendments to Uniform Plumbing Code . . . . . . . . . . . . . . . . . . . . . . . . . . 18
4-5-120 UNDERGROUND STORAGE TANK SECONDARY CONTAINMENT
REGULATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
B.Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
C.Compliance with Fire Code Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
D.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
E.Exclusions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
F.Fire Chief and Fire Department Authority and Responsibility . . . . . . . . . . . . . . 20
G.Definitions of Terms Used in This Section . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
SECTION PAGE
NUMBER NUMBER
5 - vii (Revised 7/04)
H.New Underground Storage Facilities and Monitoring Standards . . . . . . . . . . 21
1. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
2. Standards for New Underground Storage Facilities . . . . . . . . . . . . . . . . . 22
3. Design Standards for New Primary Containers and Double-Walled
Underground Storage Tanks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
4. Standards for Secondary Containers Including Leak Interception
and Detection Systems . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
5. Monitoring Standards for New Underground Storage Facilities . . . . . . . . 27
6. Response Plan for New Underground Storage Facilities . . . . . . . . . . . . . 27
a. Plan Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
b. Plan Contents . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
I.Existing Installations and Monitoring Standards . . . . . . . . . . . . . . . . . . . . . . . 27
1. Continuation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
2. Leaks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
3. Monitoring Standards for Existing Underground Storage Facilities . . . . . . 28
a. Monitoring System Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
b. Objective . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
c. Fire Department Approval Required . . . . . . . . . . . . . . . . . . . . . . . . . . 28
d. Monitoring System Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
e. Annual Certification of Monitoring System . . . . . . . . . . . . . . . . . . . . . . 28
4. System Evaluation Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
5. Tests . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
6. Failure to Monitor . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
J.Permits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
1. Permit Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
2. Information Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
3. Abandonment Prohibited . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
4. Closure Procedure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
5. Fee . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
6. Permit Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
a. Notification of Changes or Release . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
b. Monitoring Records Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
7. Permit Expiration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
8. Transfer of Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
9. Inspection Required for Permit Renewal . . . . . . . . . . . . . . . . . . . . . . . . . . 30
10. Implementation of Inspection Report . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
K.Release Reporting Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
1. Reporting Required for All Unauthorized Releases . . . . . . . . . . . . . . . . . . 30
a. Releases to Secondary Containers . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
b. All Other Releases . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
2. Unauthorized Releases Requiring Recording . . . . . . . . . . . . . . . . . . . . . . 31
a. Definition of Release Requiring Recording . . . . . . . . . . . . . . . . . . . . . 31
b. Time for Reporting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
c. Content of Report . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
d. Review and Inspection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
e. Revocation of Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
f. Causes of Container Deterioration . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
SECTION PAGE
NUMBER NUMBER
(Revised 7/04)5 - viii
g. Reportable or Recordable Release . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
3. Unauthorized Release Requiring Reporting . . . . . . . . . . . . . . . . . . . . . . . . 31
a. Time for Notification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
b. Time for and Content of Report . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
4. Subsequent Cleanup Reports Required . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
L.Closure Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
1. Closure Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
2. Exception . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
3. General Provisions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
a. Compliance with Fire Code Required . . . . . . . . . . . . . . . . . . . . . . . . . . 32
b. Closure Proposal Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
c. Department of Ecology Notification . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
4. Temporary Closure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
a. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
b. Exception . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
c. Standards and Requirements for Temporary Closure . . . . . . . . . . . . . . 33
d. Modification of Monitoring Requirements . . . . . . . . . . . . . . . . . . . . . . . 33
e. Inspection Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
f. Closure Plan Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
5. Permanent Closure Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
a. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
b. Compliance Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
c. Standards and Requirements for Removal of Tanks . . . . . . . . . . . . . . 33
d. Standards and Requirements for Abandoning Tank in Place . . . . . . . . 34
e. Demonstration to Fire Code Official . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
M.Variances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
4-5-130 APPEALS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
4-5-140 VIOLATIONS OF THIS CHAPTER AND PENALTIES . . . . . . . . . . . . . . . . . . 35
4-5-020C
5 - 1 (Revised 11/07)
4-5-010 ADOPTION OF STATE,
NATIONAL, UNIFORM, AND
INTERNATIONAL CODES:
(Amd. Ord. 5085, 6-21-2004; Ord. 5297,
7-2-2007)
A. ADOPTION BY REFERENCE:
By the reference thereto made herein, said
Codes, together with any and all amendments,
modifications or additions thereto hereafter
printed and filed with the City Clerk as herein
specified, are incorporated in and made a part of
this Chapter as fully and with the same effect as if
set out herein in full, or as if adopted by subse-
quent amendments. (Ord. 3214, 4-10-1978, eff.
4-19-1978)
B. AMENDMENTS:
Any and all amendments, additions or modifica-
tions to said Codes, when printed and filed with
the City Clerk of the City of Renton by authoriza-
tion of the City Council from time to time, shall be
considered and accepted and constitute a part of
such Codes without the necessity of further adop-
tion of such amendments, modifications or addi-
tions by the legislative authority of the City of
Renton or by ordinance.
4-5-020 AUTHORITY:
A. BUILDING OFFICIAL DUTY:
Whenever the term “administrative authority” is
used in this Chapter, it shall be construed to mean
the Building Official of the City of Renton, or his
duly authorized representative or agent. It shall
be the duty of the Building Inspector (or Official)
in charge of issuing building permits and inspec-
tion of buildings to see that this Chapter is en-
forced through the proper legal channels. He
shall issue no permit for the construction or alter-
ation of any building or part thereof unless the
plans, specifications and intended use of such
building conform in all respects with the provi-
sions of this Chapter.
1. Record of Plats Required: All specifica-
tions for building permits shall be accompa-
nied by a plat in duplicate drawn to scale,
showing the actual dimensions of the lot to be
built upon, the size, the use and location of
existing buildings and buildings to be erected,
and such other information as may be neces-
sary to provide for the enforcement of this
Chapter. A careful record of such application
and plats shall be kept in the office of the
Building Official or proper enforcement offi-
cial. (Ord. 1472, 12-18-1953; Amd. Ord.
3101, 1-17-1977; Amd. Ord. 3214,
4-10-1978)
B. FIRE DEPARTMENT DUTY:
1. Bureau of Fire Prevention Estab-
lished: The Uniform Fire Code shall be en-
forced by the Bureau of Fire Prevention in the
Fire Department of the City which shall be op-
erated under the supervision of the Chief of
the Fire Department.
2. Appointment of Fire Marshal: The Fire
Marshal in charge of the Bureau of Fire Pre-
vention shall be appointed by the Fire Chief of
the City. His appointment shall continue dur-
ing good behavior and satisfactory service.
3. Report Required: A report of the Bureau
of Fire Prevention shall be made at least an-
nually and transmitted to the Mayor and City
Council of the City. This report shall contain,
among others, all proceedings under this
Code, with such statistics as the Chief of the
Fire Department may wish to include therein.
The Chief of the Fire Department shall also
recommend any amendments to the Code,
which in his judgment shall be necessary.
4. Appointment of Inspectors by Fire
Chief: The Chief of the Fire Department may
appoint such members of the Fire Depart-
ment as inspectors as shall from time to time
be necessary in order to carry out and en-
force the terms and conditions of the Fire
Code. (Ord. 4547, 7-24-1995)
C. CITY CLERK DUTY:
The City Clerk is hereby authorized and directed
to duly authenticate and record a copy of the Uni-
form and other Codes adopted under this Chap-
ter, together with any amendments or additions
thereto, together with an authenticated copy of
this Chapter and made available for examination
by the public. (Ord. 3214, 4-10-1978)
4-5-030A
(Revised 11/07)5 - 2
4-5-030 MANUFACTURED/MOBILE
HOME AND PARK INSTALLATION:
A. CONSTRUCTION OF
MANUFACTURED OR MOBILE HOME
PARKS – PERMITS REQUIRED:
In the construction of mobile home parks, the de-
veloper shall obtain a building permit consistent
with all applicable State, County and City codes
for electrical, plumbing, sanitary sewer, storm
sewer, fire, street, building and all other applica-
ble codes. A building permit for a mobile home
park shall include but is not necessarily limited to
the site, its grading and preparation, private utili-
ties and services, private on-site streets, drive-
ways, walkways and landscaping, the dimensions
of the individual mobile home sites and the design
and construction of the individual mobile home
pads and their utility connections. Public utilities
and on- or off-site public street improvements as
defined in subdivision regulations and public or
private sewer, water and storm drainage systems
will require a permit from the Development Ser-
vices Division. (Ord. 3746, 9-19-1983)
B. INDIVIDUAL MOBILE/
MANUFACTURED HOME INSTALLATION:
1. Installation Permit Required: An instal-
lation permit from the Development Services
Division shall be required for installation of
each manufactured/mobile home and to con-
nect to utilities. An installation permit shall not
be issued for the location of any mobile home
unless the mobile home park has been is-
sued an occupancy certificate and a license
from the Building Official.
2. Installation Requirements: All mobile
home installations shall comply with WAC
296-150B-200 et seq. entitled General Instal-
lation Requirements for Mobile Homes. Set-
backs, lot coverage and related requirements
shall be completed and approved and issued
prior to the occupation of each mobile home.
3. Insignia Required: Mobile homes con-
structed after July 1, 1968 shall bear the in-
signia of approval for plumbing, heating and
electrical installation according to chapter
43.22 RCW. (Ord. 3746, 9-19-1983)
4-5-040 NATIONAL ELECTRICAL
CODE:
A. ADOPTION:
The “National Electrical Code,” 2005 Edition, pub-
lished by the National Fire Protection Association,
as amended by the City of Renton, is hereby
adopted as the National Electrical Code, or NEC,
2005 Edition, for the City of Renton, and may
hereafter be designated as “City of Renton Elec-
trical Code, 2005.” (Ord. 4596, 4-8-1996; Amd.
Ord. 5010, 5-19-2003; Ord. 5063, 2-23-2004;
Ord. 5297, 7-2-2007)
B. ELECTRICAL PERMIT REQUIRED:
In addition to the National Electrical Code, a City
electrical permit is required before any electrical
work commences. Fees shall be as listed in RMC
4-1-140F, Electrical Permit Fees. (Ord. 4400,
5-3-1993)
C. ADMINISTRATION AND
ENFORCEMENT:
1. Short Title: This chapter shall be known
as the electrical code of the City of Renton,
which is hereinafter referred to as the “City of
Renton electrical code,” “electrical code” or
as “this code.”
2. National Electrical Code – Adopted as
Amended, Added To and Excepted: The
National Electrical Code (NFPA 70), 2002
Edition, including Annex B and C, but exclud-
ing Article 80; the most current edition of Cen-
trifugal Fire Pumps (NFPA 20) Health Care
Facilities (NFPA 99); Emergency and
Standby Power Systems (NFPA 110) and the
National Electrical Safety Code (NESC C2-
2002 excluding Appendixes A and B) are
hereby adopted by reference as a part of this
Chapter, and shall be applicable within the
City, as amended, added to or excepted in
this Chapter.
The requirements of this Chapter will be ob-
served where there is any conflict between
this Chapter and the National Electrical Code
(NFPA 70), Centrifugal Fire Pumps (NFPA
20), Health Care Facilities (NFPA 99), and
Emergency and Standby Power Systems
(NFPA 110).
The National Electrical Code will be followed
where there is any conflict between Centrifu-
4-5-030C
5 - 2a (Revised 11/07)
gal Fire Pumps (NFPA 20), Health Care Facil-
ities (NFPA 99), Emergency and Standby
Power Systems (NFPA 110 or the NESC C2-
2002 and the National Electrical Code (NFPA
70).
3. Purpose: The purpose of the City of
Renton electrical code, as amended and
adopted in this Chapter, is the practical safe-
guarding of persons, property and buildings
from hazards arising from the use of electric-
(Revised 11/07)5 - 2b
This page left intentionally blank.
4-5-040C
5 - 2.1 (Revised 4/04)
ity. The City of Renton electrical code con-
tains provisions considered necessary for
safety. Compliance therewith and proper
maintenance will result in an installation es-
sentially free of hazard, but not necessarily
efficient, convenient or adequate for good
service or future expansion of electrical ser-
vice.
The City of Renton electrical code is not in-
tended as a design specification nor an in-
struction manual for untrained persons.
4. Scope: The City of Renton electrical
code covers:
a. Electrical conductors, electrical
equipment, and raceways installed within
or on public and private buildings, prop-
erty or other structures.
b. Signaling and communications con-
ductors and equipment, telecommunica-
tions conductors and equipment, fiber
optic cables, and raceways installed
within or on public and private buildings,
property or other structures.
c. Yards, lots, parking lots, and indus-
trial substations.
d. Temporary electrical installations for
use during the construction of buildings.
e. Temporary electrical installations for
carnivals, conventions, festivals, fairs,
traveling shows, the holding of religious
services, temporary lighting of streets, or
other approved uses.
f. Installations of conductors and equip-
ment that connect to a supply of electric-
ity.
g. All other outside electrical conduc-
tors on the premises.
h. Optional standby systems derived
from portable generators.
Exception: All wires and equipment that
fall within Section 90.2(b)(5) of the Na-
tional Electrical Code, 1981 Edition, are
exempt from the requirements of this
Chapter.
5. Application:
a. New Installations: This Code ap-
plies to new electrical installations.
Exception: If an electrical permit appli-
cation is received after this Chapter has
taken effect, but is associated with a
building permit application received prior
to the effective date of this Chapter, all
applicable codes adopted and enforced
at the time of the building application
shall apply.
b. Existing Installations: Existing
electrical installations that do not comply
with the provisions of this Chapter shall
be permitted to be continued in use un-
less the Building Official or designated
representative determines that the lack of
conformity with this Code presents an im-
minent danger to the building, structure
or occupants. Where changes are re-
quired for correction of hazards, a rea-
sonable amount of time shall be given for
compliance, depending on the degree of
the hazard.
c. Additions, Alterations, Modifica-
tions, or Repairs: Additions, alterations,
modifications or repairs to the electrical
system of any building, structure, or pre-
mises shall conform to the requirements
of this Code without requiring those por-
tions of the existing building not being al-
tered or modified to comply with all the
requirements of this Code. Installations,
additions, alterations, modifications, or
repairs shall not cause an existing build-
ing to become unsafe or to adversely af-
fect the performance of the building as
determined by the Building Official or
designated representative. Electrical wir-
ing added to an existing service, feeder,
or branch circuit shall not result in an in-
stallation that violates the provisions of
this Chapter in force at the time the addi-
tions were made.
d. Moved Buildings or Structures:
Buildings or structures intended to be re-
located within or into the City of Renton
must be inspected by the Building Official
for compliance with the codes and stan-
dards adopted in this Chapter prior to be-
ing relocated or moved. The owner of the
4-5-040C
(Revised 4/04)5 - 2.2
building or structure must obtain a build-
ing permit and further must agree to cor-
rect all deficiencies identified by the
inspection prior to moving the building.
All deficiencies must be corrected before
electric power is connected to the build-
ing.
e. Alternate Materials or Methods:
The provisions of this Code are not in-
tended to prevent the use of any material,
alternate design or method of construc-
tion not specifically prescribed by this
Code; provided, that any alternate has
been approved and its use has been au-
thorized by the Building Official.
Modifications to requirements in this
Code are allowed only when there are
significant difficulties encountered mak-
ing it impractical to carry out the specific
provisions of this Code. The use of alter-
nate materials, methods of construction
or modifications, shall not avoid compli-
ance with the objectives or intention of
this Code or reduce the level of fire and
life safety, structural integrity, strength,
fire resistance, sanitation, or equipment
suitability required by this Code.
The proposed alternate materials, meth-
ods or modifications may be permitted
where the equivalent objectives pre-
scribed by this Code can be achieved by
establishing and maintaining effective fire
and life safety, structural integrity,
strength, fire resistance, sanitation, and/
or equipment suitability.
6. Permit Requirements and Exemp-
tions: Except as specified in this section, no
electrical system regulated by this Code shall
be installed, altered, replaced, modified, re-
paired, energized, or services connected un-
less a separate electrical permit for each
building or structure has been obtained from
the Building Official. The electrical permit
shall be posted on the job site at the service
equipment or other conspicuous readily avail-
able location and shall remain so posted dur-
ing the entire course of work.
Except for emergency repairs to existing sys-
tems, an electrical permit must be obtained
and posted at the job site prior to beginning
any electrical installation or alteration. An
electrical permit for emergency repairs to ex-
isting systems must be obtained and posted
at the job site no later than the next business
day after the work has begun.
a. In accordance with chapter 19.28
RCW, an electrical permit is required for
the following installations:
i. The installation, alteration, repair,
replacement, modification or mainte-
nance of all electrical systems, wire
and electrical equipment regardless
of voltage.
ii. The removal of electrical wiring.
iii. The installation and/or alteration
of low voltage systems defined as:
(a) NEC, Class 1 power limited
circuits at 30 volts maximum.
(b) NEC, Class 2 circuits pow-
ered by a Class 2 power supply
as defined in NEC 725.41(A).
(c) NEC, Class 3 circuits pow-
ered by a Class 3 power supply
as defined in NEC 725.41(A).
iv. Telecommunications Sys-
tems:
(a) All installations of telecom-
munications systems on the cus-
tomer side of the network
demarcation point for projects
greater than ten (10) telecommu-
nications outlets.
(b) All backbone installations
regardless of size and all tele-
communications cable or equip-
ment installations involving
penetrations of fire barriers or
passing through hazardous loca-
tions require permits and inspec-
tions.
(c) The installation of greater
than ten (10) outlets and the as-
sociated cables along any hori-
zontal pathway from a
telecommunications closet to
work areas during any continu-
4-5-040C
5 - 2.3 (Revised 4/04)
ous ninety (90) day period re-
quires a permit and inspection.
(d) In R1 and R2 occupancies
as defined in the building code,
permits and inspections are re-
quired for all backbone installa-
tions, all penetrations of fire
resistive walls, ceilings and
floors; and installations of
greater than ten (10) outlets in
common areas.
(e) Definitions of telecommuni-
cations technical terms will come
from chapter 19.28 RCW, the
currently adopted WAC rules,
EIA/TIA standards, and the Na-
tional Electrical Code.
b. An electrical permit shall not be re-
quired for the following:
i. Portable motors or other portable
appliances energized by means of a
cord or cable having an attachment
plug end to be connected to an ap-
proved receptacle when that cord or
cable is permitted by the National
Electrical Code;
ii. Repair or replacement of fixed
motors, transformers or fixed ap-
proved appliances or devices rated
fifty (50) amps or less which are like-
in-kind in the same location;
iii. Temporary decorative lighting;
when used for a period not to exceed
forty five (45) days and removed at
the conclusion of the forty five (45)
day period;
iv. Repair or replacement of cur-
rent-carrying parts of any switch,
conductor or control device which
are like-in-kind in the same location;
v. Repair or replacement of attach-
ment plug(s) and associated recep-
tacle(s) rated fifty (50) amperes or
less which are like-in-kind in the
same location;
vi. Repair or replacement of any
over current device which is like-in-
kind in the same location;
vii. Repair or replacement of elec-
trodes or transformers of the same
size and capacity for signs or gas
tube systems;
viii. Telecommunication Sys-
tems:
(a) Telecommunication outlet
installations within the individual
dwelling units of group R1 occu-
pancies as defined by the build-
ing code;
(b) All telecommunications in-
stallations within R3 occupan-
cies as defined in the building
code;
(c) The installation or replace-
ment of cord and plug connected
telecommunications equipment
or for patch cord and jumper
cross-connected equipment;
ix. Listed wireless security systems
where power is supplied by a listed
Class 2 plug in transformer installed
in R3 occupancies;
x. A permit shall not be required for
the installation, alteration or repair of
electrical wiring, apparatus or equip-
ment or the generation, transmis-
sion, distribution or metering of
electrical energy or in the operation
of signals or the transmission of intel-
ligence by a public or private utility in
the exercise of its function as a serv-
ing utility.
c. Exemption from the permit require-
ments of this Code shall not be deemed
to grant authorization for work to be done
in violation of the provisions of the Na-
tional Electrical Code or other laws or or-
dinances of the City.
7. Inspections:
a. Plan review is a part of the electrical
inspection process; its primary purpose is
4-5-040C
(Revised 4/04)5 - 2.4
to determine that electrical loads, con-
ductors, and equipment are calculated
and sized according to the proper NEC
article or section; the classification of
hazardous locations; and proper design
of emergency and legally required
standby systems. Two (2) sets of plans
and specifications shall be submitted with
each application for an electrical permit
for the following installations:
i. R1 and R2 occupancies as de-
fined in the building code;
ii. All electrical systems installa-
tions of six hundred (600) volts and
greater;
iii. All educational, institutional, and
health care or personal care occu-
pancies classified or defined in WAC
296-46b-010(14);
iv. All commercial generator instal-
lations;
v. All electrical installations in haz-
ardous areas as defined by the cur-
rently adopted National Electrical
Code;
vi. All new or altered electrical in-
stallations of other than Type R3 oc-
cupancies of two thousand five
hundred (2,500) square feet or more
where the electrical load is more than
one hundred (100) amps;
vii. All new or altered service instal-
lations of other than Type R3 occu-
pancies.
b. Classification and definition of edu-
cational, institutional, health or personal
care and licensed daycare occupancies
shall be as defined in WAC 296-46B-
010(14) and is hereby adopted as part of
this code.
c. All electrical plans for the following
installations shall be prepared by, or un-
der the direction of, a consulting electrical
engineer registered under chapter 18.43
RCW, and chapters 246B-320, 180-29,
and 388-97 WAC. All electrical plans
must bear the engineer’s stamp and sig-
nature.
i. All educational facilities, hospitals
and nursing homes;
ii. All services or feeders rated one
thousand six hundred (1,600) am-
peres or larger;
iii. All installations identified in the
National Electrical Code requiring
engineering supervision;
iv. As required by the Building Offi-
cial for installations, which by their
nature are complex, hazardous or
pose unique design problems.
d. Plans shall be drawn to a clearly indi-
cated and commonly accepted scale of
not less than one-eighth inch (1/8′′) to
one foot upon substantial paper such as
blueprint quality or standard drafting pa-
per. Plans shall indicate the nature and
extent of the work proposed and shall
show in detail that the installation will
conform to the provisions of this code. All
electrical work shall be readily distin-
guishable from other mechanical work. If
plans are incomplete, unintelligible or in-
definite, the Building Official may reject or
refuse to examine such plans or may re-
quire the plans to be prepared by a li-
censed electrical engineer, even though
a plan examination fee has been paid.
e. Plans and specifications shall in-
clude the following information:
i. The proposed use or occupancy
of the various portions of the building
or rooms in which the installation is to
be made;
ii. A complete riser diagram;
iii. The calculated load schedule
and demand factor selected for each
branch circuit, feeder, sub-feeder,
main feeder and service;
iv. Panel and branch circuit sched-
ules showing individual branch circuit
loads, total demand load and con-
nected load;
4-5-040D
5 - 2.5 (Revised 4/04)
v. Fault current calculations and
listed interrupting rating for each ser-
vice and/or feeder;
vi. A key to all symbols used;
vii. Letters and numbers designat-
ing mains, feeders, branch circuits
and distribution panels;
viii. Wattage, number of sockets
and type of lighting fixture;
ix. Wattage and purpose of all other
outlets;
x. Voltage at which the equipment
will operate;
xi. Identification of wire sizes, insu-
lation type, conduit type and sizes;
xii. Other information as may be re-
quired by the Plans Examiner.
8. Temporary Installation: If the Building
Official finds that the safety of life or property
will not be jeopardized, permits may be is-
sued for temporary electrical installations for
use during the construction of buildings or for
carnivals, conventions, festivals, fairs, the
holding of religious services, temporary light-
ing of streets, or other approved uses. Per-
mission to use such temporary installation
shall not be granted for a greater length of
time than thirty (30) days, except that a permit
for a temporary installation to be used for
constructing of a building may be issued for
the period of construction. Should such tem-
porary lighting be over the street area, the
proper authorization for such use of the street
must first be obtained. All such temporary in-
stallations shall be made in accordance with
the requirements of this code; provided, that
the Building Official may permit deviations
which will not permit hazards to life or prop-
erty; and further provided, that whenever
such hazards are deemed by the Building Of-
ficial to exist, the Building Official may at once
rescind or cancel the permit covering such in-
stallation and disconnect, or order the
disconnection of all energy to such equip-
ment. (Ord. 3217, 4-10-1978, eff. 4-19-1978;
Ord. 4400, 5-3-1993; Ord. 4311, 4-15-1991;
Amd. Ord. 5063, 2-23-2004)
D. AMENDMENTS TO THE 2002
NATIONAL ELECTRICAL CODE (NEC):
The following are the City of Renton’s amend-
ments to the 2002 National Electrical Code:
1. NEC Article 80 Amended: NEC Article
80 is not adopted as part of this code.
2. NEC Article 100 Amended: NEC Article
100 is amended by adding the following defi-
nitions, to read as follows:
“Certified Electrical Product” means an elec-
trical product to which a laboratory, accred-
ited by the State of Washington, has the
laboratory’s certification mark attached.
“Certification Mark” is a specified laboratory
label, symbol, or other identifying mark that
indicates the manufacturer produced the
product in compliance with appropriate stan-
dards or that the product has been tested for
specific end uses.
“City” means the City of Renton.
“Chapter” unless elsewhere specified, means
this code, which is the City of Renton amend-
ments to the NEC.
“Electrical Equipment” includes electrical
conductors, conduit, raceway, apparatus,
materials, components, and other electrical
equipment not exempted by RCW
19.28.006(8). Any conduit/raceway of a type
listed for electrical use is considered to be
electrical equipment even if no wiring is in-
stalled in the conduit/raceway at the time of
the conduit/raceway installation.
“Electrical Products Certification Laboratory”
is a laboratory or firm accredited by the State
of Washington to perform certification of elec-
trical products.
“Electrical Products Evaluation Laboratory” is
a laboratory or firm accredited by the State of
Washington to perform on-site field evalua-
tion of electrical products for safety.
“Field Evaluated” means an electrical product
to which a field evaluation mark is attached.
Field evaluation must include job site inspec-
tion unless waived by the department, and
may include component sampling and/or lab-
oratory testing.
4-5-040D
(Revised 4/04)5 - 2.6
“Field Evaluation Mark” is a specified labora-
tory label, symbol, or other identifying mark
indicating the manufacturer produced the
product in essential compliance with appro-
priate standards or that the product has been
evaluated for specific end uses.
“Finished Wiring” is when cable or conduit is
installed within the finished surfaces of an ex-
isting building or building structure (e.g., wall,
floor or ceiling cavity).
“Industrial Control Panel” means a factory or
user wired assembly of industrial control
equipment such as motor controllers,
switches, relays, power supplies, computers,
cathode ray tubes, transducers, and auxiliary
devices used in the manufacturing process to
control industrial utilization equipment. The
panel may include disconnecting means and
motor branch circuit protective devices. In-
dustrial control panels include only those
used in a manufacturing process in a food
processing or industrial plant.
“Installation” includes the act of installing,
connecting, repairing, modifying, or other-
wise performing work on an electrical system,
component, equipment, or wire except as ex-
empted by WAC 296-46B-925.
“Identification Plate” is a phenolic or metallic
plate or other similar material engraved in
block letters at least 1/4” (6mm) high, unless
specifically required to be larger by this chap-
ter, suitable for the environment and applica-
tion. The letters and the background must be
in contrasting colors. Screws, rivets, or meth-
ods specifically described in this chapter
must be used to affix an identification plate to
the equipment or enclosure.
“Labeled” means an electrical product that
bears a certification mark issued by a labora-
tory accredited by the State of Washington.
“Laboratory” may be either an electrical prod-
uct(s) certification laboratory or an electrical
product(s) evaluation laboratory.
“Like-in-kind” means having similar charac-
teristics such as voltage requirement, current
draw, circuit overcurrent and short circuit
characteristics, and function within the sys-
tem. Like-in-kind also includes any equip-
ment component authorized by the
manufacturer as a suitable component re-
placement part.
“Listed” means equipment has been listed
and identified by a laboratory approved by the
State of Washington for the appropriate
equipment standard per this chapter.
“Low Voltage” means:
(a) NEC, Class 1 power limited circuits
at 30 volts maximum.
(b) NEC, Class 2 circuits powered by a
Class 2 power supply as defined in NEC
725.41(A).
(c) NEC, Class 3 circuits powered by a
Class 3 power supply as defined in NEC
725.41(A).
(d) Circuits of telecommunications sys-
tems as defined in chapter 19.28 RCW.
“NRTL” means Nationally Recognized Test-
ing Laboratory accredited by the Federal Oc-
cupational Safety and Health Administration
(OSHA) after meeting the requirements of 29
CFR 1910.7.
“Point of contact” for utility work, means the
point at which a customer’s electrical system
connects to the serving utility system.
“Stand-Alone Amplified Sound or Public Ad-
dress System” is a system that has distinct
wiring and equipment for audio signal gener-
ation, recording, processing, amplification,
and reproduction. This definition does not ap-
ply to telecommunications installations.
“Telecommunications Installations” is as de-
fined in RCW 19.28.400 for both regulated
carriers and unregulated local service provid-
ers.
“Under the Control of a Utility” for the pur-
poses of RCW 19.28.091, is when electrical
equipment is owned by the utility or when
electrical equipment is not owned by a utility
and:
(a) Is located in a vault, room, closet, or
similar enclosure that is secured by a
lock or seal so that access is restricted to
the utility’s personnel; or
4-5-040D
5 - 2.7 (Revised 4/04)
(b) The utility is obligated by contract to
maintain the equipment and the contract
provides that access to the equipment is
restricted to the utility’s personnel or
other qualified personnel.
“Utility System” means electrical equipment
owned by or under the control of a serving
utility that is used for the transmission or dis-
tribution of electricity from the source of sup-
ply to the point of contact.
“Utilization Voltage” means the voltage level
employed by the utility’s customer for con-
nection to lighting fixtures, motors, heaters,
or other electrically operated equipment other
than power transformers.
“WAC” means Washington Administrative
Code.
3. NEC Article 110.2 Amended: NEC Arti-
cle 110.2 is amended by adding the following
text to the end of the section:
All materials, devices, appliances, and
equipment, not exempted in State law
chapter 19.28 RCW, must conform to ap-
plicable standards recognized by the
Building Official, be listed, or field evalu-
ated by an accredited electrical products
testing laboratory. Equipment must not
be energized until such standards are
met, unless specific permission has been
granted by the Building Official.
FPN: WAC 296-46B-010(9)
4. NEC Article 110.3 Amended: NEC Arti-
cle 110.3 is amended by adding a new sub-
section (C), to read as follows:
(C) Industrial Control Panels and Utili-
zation Equipment. Control panels and uti-
lization equipment installed in industrial
plants will be determined to meet the min-
imum electrical safety standards for in-
stallations by one of the following
methods:
(a) Listing and labeling by an ac-
credited electrical products testing
laboratory;
(b) Field evaluation by an accred-
ited electrical products testing labo-
ratory:
(i) If the equipment usage is
changed to other than industrial
utilization equipment or electrical
modifications are made to the
equipment, the equipment must
be successfully listed or field
evaluated by a laboratory ap-
proved by the department.
(ii) The equipment must be per-
manently installed at the owner’s
facility and inspected per the re-
quirements of this Chapter.
(c) Normal inspection as part of the
electrical inspection process in-
cluded with the general wiring in-
spection of a building, structure, or
other electrical installation for compli-
ance with codes and rules adopted
under this chapter. Normal inspec-
tion will only be made for equipment
using listed components and wired to
the requirements of the NEC.
Use of industrial control panel(s) or
equipment before its evaluation or fi-
nal inspection, must be authorized by
the Building Official or designated
representative prior to being ener-
gized.
FPN: WAC 296-46B-030(2)
5. NEC Article 110.12 Amended: NEC Ar-
ticle 110.12 is amended by adding new sub-
sections (D) and (E), to read as follows:
(D) Abandoned Conductors and Ca-
bles. Electrical conductors or cables shall
not be abandoned in place. Unused elec-
trical conductors, or cables, regardless of
voltage, and communication cables not in
use shall be removed from the building or
structure back to the originating panel
board unless otherwise authorized by the
Building Official or designated represen-
tative.
(E) Old, Used or Damaged Material and
Equipment. Old, used or damaged elec-
trical equipment, conductors or materials
4-5-040D
(Revised 4/04)5 - 2.8
shall not be reinstalled or used in any
new work without prior approval of the
Building Official or designated represen-
tative.
6. NEC 110.16 Amended: NEC Article
110.16 is amended by adding the following
text to the end of the first paragraph:
The flash protection marking must be an
identification plate or label meeting ANSI
Standards Z535.4-1998 or be of a type
approved by the Building Official or des-
ignated representative. The plate or label
may be installed at the factory or in the
field. The plate or label may be mounted
using adhesive.
FPN: WAC 296-46B-110(4)
7. NEC 110.22 Amended:
a. NEC Article 110.22 is amended by
adding the following text to the end of the
first paragraph:
In other than dwelling units, an iden-
tification plate or label is required un-
less the disconnect is a circuit
breaker or fused switch installed
within a panelboard and its purpose
is indicated by the panelboard sched-
ule. The identification plate or label
must include the identification desig-
nation of the circuit source panel-
board that supplies the disconnect.
FPN: WAC 296-46B-110(5)
b. NEC Article 110.22 is amended by
adding the following text to the end of the
second paragraph:
The marking must be in the form of
an identification plate or label that is
substantially yellow in color. The
words “CAUTION – SERIES COMBI-
NATION RATED SYSTEM” must be
on the plate or label in letters at least
13 mm (1/2”) high.
FPN: WAC 296-46B-110(6)
8. NEC Article 210.8(B) Amended: NEC
Article 210.8(B) is amended by adding new
subsections (4) and (5), to read as follows:
(4) Outdoors
FPN: WAC 296-46B-210(2)
(5) Crawl spaces – at or below grade
9. NEC Article 210.8 Amended: NEC Arti-
cle 210.8 is amended by adding a new sub-
section (C), to read as follows:
(C) All Occupancies
a. All 125-volt, single phase, 15
and 20 ampere receptacles installed
within 1.8 m (6 ft) of any sink, fixed
water source, or a normally wet or
damp location shall be provided with
ground-fault circuit-interrupter pro-
tection for personnel.
Exception: The laundry receptacle
when installed within the dedicated
wall space occupied by the clothes
washer.
FPN: WAC 296-46B-410(1)
b. All luminaires (lighting fixtures)
permitted to be installed within the
zone defined in Article 410.4(D) shall
be ground-fault circuit-interrupter
protected and shall be fully enclosed.
FPN: WAC 296-46B-410(1)
10. NEC 210.11(C) Amended: NEC Article
210.11(C) is amended by adding a new sub-
section (4), to read as follows:
(4) Unfinished spaces. In addition to the
number of branch circuits required by
other parts of this section, at least one
additional branch circuit shall be provided
for unfinished spaces adaptable to future
dwelling unit living areas that are not
readily accessible to the service or
branch circuit panelboard. The circuits
must terminate in a suitable box(es). The
box must contain an identification of the
intended purpose of the circuit(s). The
branch circuit panelboard must have ad-
equate space and capacity for the in-
tended load(s).
FPN: WAC 296-46B-210(2)
4-5-040D
5 - 2.9 (Revised 4/04)
11. NEC Article 215.10 Amended: NEC
Article 215.10 is amended by adding a new
paragraph following the first paragraph, to
read as follows:
Equipment ground fault protection sys-
tems shall be performance tested prior to
being placed into service to verify proper
installation and operation of the system
as determined by the manufacturer’s
published instructions. This test or a sub-
sequent test shall include all system
feeders. A firm having qualified person-
nel and proper equipment must perform
the tests required. A copy of the manu-
facturer’s performance testing instruc-
tions and a written performance
acceptance test record signed by the per-
son performing the test must be provided
for the inspector’s records at the time of
inspection. The performance acceptance
test record shall include test details in-
cluding, but not limited to, all trip settings
and measurements taken during the test.
The equipment being tested shall be la-
beled identifying the date of the test, the
firm performing the test, and all settings
for the equipment tested.
FPN: WAC 296-46B-215(1)
12. NEC Article 220.35 Amended: NEC
Article 220.35 is amended by adding the fol-
lowing text to the end of subsection (1):
In addition to the 30 day demand data,
the following information must be pro-
vided:
a. The date of the measurements.
b. A statement attesting to the va-
lidity of the demand data, signed by a
professional electrical engineer or
the electrical administrator of the
electrical contractor performing the
measurements.
c. A diagram of the electrical sys-
tem identifying the point(s) of the
measurements.
FPN: WAC 296-46B-010(22)
13. NEC Article 225.32 Amended: NEC
Article 225.32 is amended by adding a new
paragraph following the first paragraph, to
read as follows:
Feeder disconnects, panelboards, sub-
panels, and similar electrical equipment
must be installed so that they are readily
accessible and may not be installed in
bathrooms, clothes closets, or shower
rooms. All indoor feeder disconnects,
panelboards and subpanels and similar
electrical equipment must have adequate
working space and be adequately illumi-
nated.
FPN: WAC 296-46B-230(11)
14. NEC Article 225.32 Amended: Article
225.32 is amended by adding new subsec-
tions (1) and (2), to read as follows:
(1) Outside locations: Where the feeder
disconnecting means is installed outside
of a building or structure it must be on the
building or structure supplied. The build-
ing disconnecting means may supply
only 1 building or structure unless the
secondary building(s) or structure(s) has
a separate building disconnecting means
meeting the requirements of this subsec-
tion. The disconnecting means must
have an identification plate with at least
1/2” high letters identifying:
(a) The building or structure
served; and
(b) Its function as the building or
structure main disconnect(s).
FPN: WAC 296-46B-230(13)
(2) Inside location: Where the feeder
disconnecting means is installed inside
the building or structure, it must be lo-
cated so that the feeder raceway or cable
extends no more than 15’ inside the
building or structure.
15. NEC Article 230.2 Amended: NEC Ar-
ticle 230.2 is amended by adding a new para-
graph following the first paragraph, to read as
follows:
Each portion of a building or structure
separated by one or more firewalls that
comply with Section 705 of the Interna-
4-5-040D
(Revised 4/04)5 - 2.10
tional Building Code may be considered
a separate building. Firewalls shall not be
less than 2 hr fire-resistance rated. The
extent and location of such firewalls shall
provide a complete separation.
FPN: WAC 296-46B-230(2)
16. NEC Article 230.2(A) Amended: NEC
Article 230.2(A) is amended by adding a new
subsection (6), to read as follows:
(6) Transient voltage surge suppressor
FPN: WAC 296-46B-230(4)
17. NEC Article 230.28 Amended: NEC
Article 230.28 is amended by adding new text
to the end of the first paragraph, to read as
follows:
Where a raceway-type service mast is
used as support for service-drop conduc-
tors, the following conditions must be
met:
(1) Raceway type service mast
shall be a minimum of 2-inch rigid
metal conduit.
(2) An approved roof flashing shall
be installed on each mast where it
passes through a roof. Plastic, non-
hardening mastic shall be placed be-
tween lead-type flashings and the
conduit. Approved neoprene type
roof flashings may be permitted.
(3) Masts shall be braced, secured,
and supported in such a manner that
no pressure from the attached con-
ductors will be exerted on a roof
flashing, meter base, or other enclo-
sures.
(4) Utilization of couplings for a
mast shall not be permitted above
the point the mast is braced, se-
cured, or supported.
(5) Except as otherwise required by
the serving utility, service mast sup-
port guys shall be installed if the ser-
vice drop attaches to the mast more
than 600 mm (24 in.) above the roof
line or if the service drop is greater
than 100’ in length from the pole or
support. Masts for support of other
than service drops shall comply with
this requirement as well.
(6) Intermediate support masts
shall be installed in an approved
manner with methods identical or
equal to those required for service
masts.
(7) For altered services, where it is
impractical to install U bolt mast sup-
ports due to interior walls remaining
closed, it may be permissible to use
other alternate mast support meth-
ods such as heavy gauge, galva-
nized, electrical channel material that
is secured to two (2) or more wooden
studs with 5/16” diameter or larger
galvanized lag bolts.
(8) Conductors shall extend a mini-
mum of 450 mm (18 in.) from all
mastheads to permit connection to
the connecting overhead wiring.
FPN: See WAC 296-46B-230(5)
Drawings E-101 through E-103.
FPN: WAC 296-46B-230(5)
18. NEC Article 230.43 Amended: NEC
Article 230.43 is amended by adding the fol-
lowing text to the end of Article 230.43, to
read as follows:
Wiring methods for service conductors
not exceeding 600 volts, nominal, within
a building or structure is limited to the fol-
lowing methods: (3) Rigid metal conduit;
(4) Intermediate metal conduit; (8) Wire-
ways; (9) Busways; (10) Auxiliary gutters;
(11) Rigid nonmetallic conduit; (12) Ca-
blebus; or (14) Mineral-insulated, metal-
sheathed cable (type MI).
FPN: WAC 296-46B-230(8)
Exception: With the approval of the Build-
ing Official existing electrical metallic tub-
ing used for service entrance conductors
may be permitted to remain, provided it
meets all of the following conditions:
4-5-040D
5 - 2.11 (Revised 4/04)
a. It was installed prior to October
1984
b. It is properly grounded
c. The conduit is installed in a non-
accessible location
d. It is the proper size for the in-
stalled conductors
FPN: WAC 296-46B-230(9)
19. NEC Article 230.70(A)(1) Amended:
NEC Article 230.70(A)(1) is amended by add-
ing new subsections (a) and (b), to read as
follows:
(a) Outside Location: The service dis-
connect means shall be installed on the
building or structure it serves. The ser-
vice disconnection means shall be la-
beled with a plate with 1/2 inch letters
providing the following information:
(i) The building or structure served;
and
(ii) Its function as the building or
structure main service disconnect(s).
FPN: WAC 296-46B-230(13)
(b) Inside Location: Where the service
disconnect is installed inside the building
or structure, it shall be located so that the
service raceway extends no more than
15 feet inside the building or structure
served. Service disconnecting means,
panel boards, subpanels and similar
electrical equipment shall be adequately
illuminated.
FPN: WAC 296-46B-230(11)
20. NEC Article 230.70(A)(2) Amended:
NEC Article 230.70(A)(2) is amended to read
as follows:
(2) Bathrooms. Service disconnection
means, panel boards, subpanels and
similar electrical equipment shall not be
installed in bathrooms, clothes closets, or
shower rooms.
FPN: WAC 296-46B-230(11)
21. NEC Article 230.90(A), Exception No.
3, Amended: NEC Article 230.90(A), Excep-
tion No. 3, is amended by adding new text to
the end of Exception No. 3, to read as follows:
Where the service conductors have a
lesser ampacity than the overcurrent pro-
tection or the equipment rating that they
terminate in or on, an identification plate
showing the ampacity of the conductors
must be installed on the service equip-
ment.
FPN: WAC 296-46B-230(7)
22. Reserved.
23. NEC Article 230.95 Amended: NEC
Article 230.95 is amended by adding a new
paragraph following the first paragraph, to
read as follows:
Equipment ground fault protection sys-
tems shall be performance tested prior to
being placed into service to verify proper
installation and operation of the system
as determined by the manufacturer’s
published instructions. This test or a sub-
sequent test shall include all system
feeders. A firm having qualified person-
nel and proper equipment must perform
the tests required. A copy of the manu-
facturer’s performance testing instruc-
tions and a written performance
acceptance test record signed by the per-
son performing the test must be provided
for the inspector’s records at the time of
inspection. The performance acceptance
test record shall include test details in-
cluding, but not limited to all trip settings
and measurements taken during the test.
The equipment being tested shall be la-
beled identifying the date of the test, the
firm performing the test, and all settings
for the equipment tested.
FPN: WAC 296-46B-230(14)
24. NEC Article 230.202(B) Amended:
NEC Article 230.202(B) is amended by add-
ing new text to the end of subsection (B), to
read as follows:
Wiring methods for service conductors
exceeding 600 volts, nominal, within a
building or structure is limited to the fol-
4-5-040D
(Revised 4/04)5 - 2.12
lowing methods: Rigid metal conduit; In-
termediate metal conduit; Busways;
Schedule 80 rigid nonmetallic conduit;
Cablebus; metal-clad cable that is ex-
posed for its entire length.
FPN: WAC 296-46B-230(15)
25. NEC Article 250.32(B)(2) Deleted:
NEC Article 250.32(B)(2) is hereby deleted.
FPN: WAC 296-46B-250(1)
26. NEC Article 250.50 Amended: NEC
Article 250.50 is amended by adding a new
subsection (1), to read as follows:
(1) At each new building or structure
served a concrete-encased grounding
electrode consisting of at least 6.0 m (20
ft.) of bare copper conductor sized per
Table 250.66, but not smaller than #4
AWG meeting the requirements of Article
250.52(A)(3) shall be required as part of
the grounding electrode system. Other
electrodes of bare or zinc-coated steel
reinforcing bars or rods meeting the re-
quirements of 250.52(A)(3) may be used
if approved by the Building Official prior to
installation. All electrodes shall be in-
spected prior to covering, concealing or
the placing of concrete.
Exception: Job site construction trailers,
mobile homes and manufactured homes,
when not installed on a permanent foun-
dation.
27. NEC Article 250.56 Amended:
a. NEC Article 250.56 is amended by
changing the last sentence, to read as
follows:
Where multiple rod, pipe, or plate elec-
trodes are installed to meet requirements
of this section, they shall not be less than
4.9 m (16 ft) apart.
b. NEC Article 250.56 is amended by
adding a new exception, to read as fol-
lows:
Exception: Temporary power services of
100 amperes or less.
28. NEC Article 250.104(A) Amended:
NEC Article 250.104(A) is amended by add-
ing new text to the end of the first paragraph,
to read as follows:
Hot and cold metal water piping systems
are not required to be bonded together if,
at the time of inspection, the inspector
can determine the metal water piping
systems are mechanically and electri-
cally joined by one (1) or more metallic
mixing valves. Metallic stubs or valves
used in nonmetallic plumbing systems
are not required to be bonded to the elec-
trical system unless required by the
equipment manufacturer’s instructions.
FPN: WAC 296-46B-250(5) and WAC
296-46B-250(4)
29. NEC Article 250.184(A) Amended:
NEC Article 250.184(A) is amended by add-
ing new subsections (1) and (2), to read as
follows:
(1) Existing Installations
(a) The use of a concentric shield
will be allowed for use as a neutral
conductor for extension, replace-
ment, or repair, if all of the following
are complied with:
(i) The existing system uses
the concentric shield as a neutral
conductor;
(ii) Each individual conductor
contains a separate concentric
shield sized to no less than
33 1/2% of the ampacity of the
phase conductor for 3-phase
systems or 100% of the ampacity
of the phase conductor for sin-
gle-phase systems;
(iii) The new or replacement
cable’s concentric shield is en-
closed inside an outer insulating
jacket; and
(iv) Existing cable (i.e. existing
cable installed directly in the cir-
cuit between the work and the
circuit’s overcurrent device) suc-
4-5-040D
5 - 2.13 (Revised 4/04)
cessfully passes the following
tests:
(1) A cable maintenance high
potential dielectric test. The test
must be performed in accor-
dance with the cable manufac-
turer’s instruction or the 2001
NETA maintenance test specifi-
cations; and
(2) A resistance test of the ca-
ble shield. Resistance must be
based on the type, size, and
length of the conductor used as
the cable shield using the con-
ductor properties described in
NEC Table 8 Conductor Proper-
ties.
An electrical engineer must provide a
specific certification to the Building
Official or designated representative
in writing that the test results of the
maintenance high potential dielectric
test and the resistance test have
been reviewed by the electrical engi-
neer and that the cable shield is ap-
propriate for the installation. The
electrical engineer must stamp the
certification document with the engi-
neer’s stamp and signature. The
document may be in the form of a let-
ter or electrical plans.
Testing results are valid for a period
of seven (7) years from the date of
testing. Cable will not be required to
be tested at a shorter interval.
(b) A concentric shield used as a
neutral conductor in a multi-
grounded system fulfills the require-
ments of an equipment grounding
conductor.
FPN: WAC 296-46B-250(5)
(2) New Installations
(a) New installations shall not in-
clude extensions of existing circuits.
(b) The use of the concentric shield
will not be allowed for use as a neu-
tral conductor for new installations. A
listed separate neutral conductor
meeting the requirements of NEC
250.184(A) must be installed.
FPN: WAC 296-46B-250(5)
30. NEC Article 250.184(B) Amended:
NEC Article 250.184(B) is amended to read
as follows:
The neutral of a solidly grounded neutral
system may be grounded at more than
one point.
(1) Multiple grounding is permitted
at the following locations:
(a) Services;
(b) Underground circuits where
the neutral is exposed; and
(c) Overhead circuits installed
outdoors.
(2) Multiple grounding is not al-
lowed:
(a) For new systems where sin-
glepoint and multigrounded cir-
cuits form a single system (e.g.
where a singlepoint circuit is de-
rived from a multigrounded cir-
cuit); or
(b) In new single phase (i.e.
single phase to ground) installa-
tions.
FPN: WAC 296-46B-250(6)
31. NEC Article 250.184(D) Amended:
NEC Article 250.184(D) is amended to read
as follows:
Where a multigrounded neutral system is
used, the following will apply for new bal-
anced phase to phase circuits and exten-
sions, additions, replacements; and
repairs to all existing systems of 1 kV and
over:
(1) For existing systems:
(a) The cable’s concentric
shield must be used as the neu-
4-5-040D
(Revised 4/04)5 - 2.14
tral and all the requirements for
neutral conductors described in
WAC 296-46B-250(6)(a) must
be met; or
(b) The cable’s concentric
shield must be effectively
grounded to a separate bare
copper neutral conductor at all
locations where the shield is ex-
posed to personnel contact.
(2) For new systems:
A separate copper neutral must be
installed and the cable’s concentric
shield is effectively grounded to the
separate neutral at all locations
where the shield is exposed to per-
sonnel contact.
(3) In addition to (1) and (2) of this
subsection, the following is required:
(a) A minimum of 2 made elec-
trodes, separated by at least 6’,
must be installed at each existing
and new transformer and switch-
ing/overcurrent location and con-
nected to the neutral conductor
at that location;
(b) At least 1 grounding elec-
trode must be installed and con-
nected to the multigrounded
neutral every 400m (1,300 ft.).
The maximum distance between
adjacent electrodes must not be
more than 400m (1,300 ft.);
(c) In a multigrounded shielded
cable system, the shielding must
be grounded at each cable joint
that is exposed to personnel con-
tact;
(d) All exposed noncurrent car-
rying metal parts (e.g. mounting
brackets, manhole covers,
equipment enclosures, etc.)
must be effectively grounded to
the neutral conductor; and
(e) An electrical engineer must
provide a specific certification to
the electrical plan review super-
visor in writing that the design of
the multiple grounding installa-
tion has been reviewed by the
electrical engineer and the de-
sign is in accordance with the re-
quirements of chapter 19.28
RCW, this chapter, and normal
standards of care. The electrical
engineer must stamp the certifi-
cation document with the engi-
neer’s stamp and signature. The
document may be in the form of
a letter or electrical plans.
FPN: WAC 296-46B-250(7)
32. NEC Article 300.4(B)(1) Amended:
NEC Article 300.4(B)(1) is amended by add-
ing new text to the end, to read as follows:
The bushings or grommets used to pro-
tect the cable must of a two piece inter-
locking type.
33. NEC Article 300.11(A) Amended:
NEC Article 300.11(A) is amended by adding
new text to the end, to read as follows:
Where permitted by the Building Official,
raceways, cables, or boxes may be sup-
ported by wires independent of the ceil-
ing support system under the following
conditions:
(i) The support wires must be inde-
pendent of the ceiling support sys-
tems and be capable of securing and
supporting the raceways, cables or
boxes without reducing the integrity
of the suspended ceiling system;
(ii) The independent support wires
shall be a minimum #12 AWG and
adequate to carry the weight and are
securely fastened to the building
structure and to the ceiling grid;
(iii) Raceways and/or cables are
not larger than 3/4” trade size;
(iv) No more than two (2) raceways
or cables may be supported by an in-
dependent support wires and are se-
cured to the support wires by fittings
designed and manufactured for the
purpose;
4-5-040D
5 - 2.15 (Revised 4/04)
(v) Where support wires are in-
stalled exclusively for telecommuni-
cations cables, Class 2, or Class 3
cables the maximum number of ca-
bles allowed shall not be more than
1-1/2 inch diameter when bundled to-
gether.
FPN: WAC 296-46B-300(5)
34. NEC Article 310.12 Amended: NEC
Article 310.12 is amended by adding a new
subsection (D), to read as follows:
(D) Each cable operating at over 600
volts and installed on customer owned
systems must be legibly marked in a per-
manent manner at each termination point
and at each point the cable is accessible.
The required marking must use phase
designation, operating voltage, and cir-
cuit number if applicable.
FPN: WAC 296-46B-110(7)
35. NEC Article 314.15 Amended: NEC
Article 314.15 is amended by adding a new
subsection (C), to read as follows:
(C) Single conductors, cables, taps, or
splices installed in open bottom junction
boxes or handholes shall be suitable for
direct burial. Open bottom junction boxes
manufactured specifically for electrical
use shall be permitted to be used as an
electrical junction box to enclose single
conductors, cables, taps, or splices rated
for wet locations, under the following con-
ditions:
(1) In vehicular traffic areas the box
shall be rated for not less than HS-20
loading required under the latest edi-
tion of the American Association of
State Highway and Transportation
Officials (AASHTO) publication enti-
tled “Standard Specifications for
Highway Bridges.” Covers shall be
provided with a bolted, hinged, or
slide-on lid embossed with the identi-
fication “ELECTRIC” or “ELECTRI-
CAL.”
(2) In incidental vehicular traffic ar-
eas (e.g., parks, sports fields, side-
walks, grass lawns, etc.) the box
shall be rated for not less than HS-10
loading. Covers shall be provided
with a bolted, hinged, or slide-on lid
embossed with the identification
“ELECTRIC” or “ELECTRICAL.”
(3) In non-vehicular traffic areas
(e.g. flowerbeds, patio decks, etc.)
the box shall be designed and ap-
proved for the purpose. Covers shall
be provided with a lid embossed with
the identification “ELECTRIC” or
“ELECTRICAL.”
(4) All conductors must be installed
in approved electrical raceways that
enter vertically from the open bottom
of the enclosure. These raceways
must be fitted with a bushing, termi-
nal fitting, or seal incorporating the
physical protection characteristics of
a bushing, and project not less than 5
cm (2”) above the bottom surface
material. The bottom surface mate-
rial must be pea gravel or sand a
minimum of 5 cm (2”) thick or more if
required by the box manufacturer.
FPN: WAC 296-46B-314(1)
36. NEC Article 314.29 Amended: NEC
Article 314.29 is amended by adding new text
to the end of the first paragraph, to read as
follows:
Boxes and conduit bodies shall not be
covered with insulation material and shall
remain visible and outside of or above the
insulation material.
FPN: WAC 296-46B-314(2)
37. NEC Article 334.10(3) and (4)
Amended: NEC Articles 334.10(3) and (4)
are hereby deleted.
38. NEC Article 334.12(A) Amended:
NEC Article 334.12(A) is amended by adding
new subsections (11) and (12), to read as fol-
lows:
(11) In Type I or Type II non-combusti-
ble construction as defined by the Build-
ing Official.
4-5-040D
(Revised 4/04)5 - 2.16
(12) In any non-residential occupancy
as defined by the Building Official.
39. NEC Article 358.12 Amended: NEC
Article 358.12 is amended by adding a new
subsection (7), to read as follows:
(7) Installed in direct contact with the
earth or in concrete on or below grade.
FPN: WAC 296-46B-358
40. NEC Article 394.12(5) Amended: NEC
Article 394.12(5) is amended by adding a
new exception, to read as follows:
Exception: In hollow spaces containing
existing knob-and-tube wiring may be al-
lowed to remain provided that all of the
following conditions are met:
(i) The wiring shall be surveyed by
an appropriately licensed electrical
contractor who must certify in writing
to the Building Official that the wiring
is in good condition with no evidence
of improper overcurrent protection,
conductor insulation failure or deteri-
oration, and with no improper con-
nections or splices. The Electrical
Inspector must inspect all repairs, al-
terations, or extensions to the electri-
cal system;
(ii) The insulation shall meet Class
I specifications as identified in the
Uniform Building Code, with a flame
spread factor of 25 or less as tested
using ASTM E84-81a. Foam insula-
tion may not be used with knob-and-
tube wiring;
(iii) All knob-and-tube circuits shall
have overcurrent protection in com-
pliance with NEC Table 310.16, 60
degree centigrade, Column C. Over-
current protection shall be circuit
breakers or Type S fuses.
FPN: WAC 296-46B-394
41. NEC Article 410.30(C)(1) Amended:
NEC Article 410.30(C)(1) is amended by add-
ing a new subsection (3), to read as follows:
(3) The flexible cord connection must
comply with the following:
(1) Connection to a suspended
pendant box must utilize an integral
threaded hub;
(2) The length of the cord for a sus-
pended pendant drop from a perma-
nently installed junction box to a
suitable tension take-up device must
not exceed 1.8m (6 ft);
(3) The flexible cord must be sup-
ported at each end with an approved
cord grip or strain relief connector fit-
ting/device that will eliminate all
stress on the conductor connections;
(4) The flexible cord must be a min-
imum #14 AWG copper;
(5) The flexible cord ampacity must
be determined in NEC Table
400.5(A) column A;
(6) The flexible cord must be hard
or extra hard usage; and
(7) A vertical flexible cord supplying
electric discharge luminaires must be
secured to the luminaire support as
per NEC 334.30(A).
FPN: WAC 296-46B-410(2)
42. NEC Article 422.10(A) Amended:
NEC Article 422.10(A) is amended by adding
new text to the end, to read as follows:
Water heaters with a rated circuit load in
excess of 3,500 watts at 208 or 240 volts
shall be provided with branch circuit con-
ductors not smaller than #10 AWG cop-
per or equal. Overcurrent protection shall
comply with NEC 422.11(E).
FPN: WAC 296-46B-422
43. NEC Article 450.27 Amended: NEC
Article 450.27 is amended by adding new text
following the last paragraph, to read as fol-
lows:
4-5-040D
5 - 2.17 (Revised 4/04)
Oil-Insulated transformers located adja-
cent to building(s) or structures shall
comply with the following:
(1) Transformers shall not be lo-
cated closer than 2.5 m (8 ft) to any
part of a building or structure con-
structed of combustible material in-
cluding any eaves, overhangs or
decks;
(2) Transformers shall not be lo-
cated closer than 900 mm (2 ft) to
any part of a building or structure
constructed of non-combustible ma-
terial including any eaves, overhangs
or decks and must be outside a line
extended vertically from the ends of
the eaves, overhangs or rooflines of
the building or structure;
(3) Transformers shall not be lo-
cated closer than 2.5 m (8 ft) to any
part of doors, windows, stairways,
ventilation openings, other types of
openings of all buildings or struc-
tures;
(4) Transformers shall be located
such that any oil leaking from the
transformer will flow away from the
building or structure and will not pool;
and
(5) Transformers located in areas
subject to vehicular traffic shall be
provided with adequate guarding.
(6) Enclosures for total under-
ground oil filled transformers shall
not be located closer than 2.5 m (8
ft.) to any part of a doorway, window,
stairway or fire escape. Adequate
space must be maintained above the
enclosure so that a boom may be
used to lift the transformer from the
enclosure.
FPN: WAC 296-46B-450(1) see also
WAC 296-46B-450 Figures 450-1
and 450-2
44. NEC Article 514.11(A) Amended:
NEC Article 514.11(A) is amended by adding
new text following the last paragraph, to read
as follows:
The disconnecting means shall discon-
nect all conductors of the circuit supply-
ing all station dispensers and or pumps
(including the grounded conductor) si-
multaneously from the source(s) of sup-
ply.
FPN: WAC 296-46B-514(2)
For multi-circuit installations, an electri-
cally held normally open contactor oper-
ated by a push-button or other suitable
device may serve as the disconnecting
means. The push button or disconnecting
device shall not function as the resetting
mechanism for the electrically held con-
tactor. The resetting means shall meet
the following:
(1) Located at least 4.5 m (15 ft) or
out of sight of the pushbutton; and
(2) Protected by a suitable cover or
guard; and
(3) Identified with an approved
identification plate that is substantial
black in color.
FPN: WAC 296-46B-514(4)
The disconnecting means shall be la-
beled with an identification plate, with let-
ters at least 1” high, as the emergency
disconnecting means.
The disconnecting means or operator
must be:
(1) Substantially red in color; and
(2) For attended facilities – Must be
readily accessible and must be lo-
cated outdoors and within sight of the
pump or dispensing equipment it
controls; or
(3) For unattended facilities – must
be readily accessible and must be lo-
cated within sight, but at least 20’
from the pump or dispensing equip-
ment it controls.
FPN: WAC 296-46B-514(5)
4-5-040D
(Revised 4/04)5 - 2.18
45. NEC Article 517.31 Amended: NEC
Article 517.31 is amended by adding new text
following the last paragraph, to read as fol-
lows:
In health care facilities, the following
methods must be used to determine ade-
quate capacity and ratings of equipment
providing electrical power for the essen-
tial electrical systems.
(1) Systems in new facilities:
(a) Emergency system: The
emergency branch must consist
of two (2) branches known as:
(i) Life safety system: The
feeder conductors and equip-
ment used to supply electrical
power to the life safety branch
must be determined by summa-
tion of the connected loads as
determined by article 220 NEC
and may not be subjected to any
reduction due to the diversity of
the loads. Feeder and equipment
will be subject to a 125% multi-
plier for continuous loads in ac-
cordance with article 220 NEC.
(ii) Critical branch system: The
feeder conductors and equip-
ment must be calculated in ac-
cordance with article 220 NEC,
including a level of diversity as
determined by such article.
(b) Equipment branch: The
feeder conductors and equip-
ment used to supply electrical
power to the equipment branch
of the essential electrical system
must be calculated in accor-
dance with article 220 NEC, in-
cluding a level of diversity as
determined by such article.
(c) Generator sizing: The rating
of the generator(s) supplying
electrical power to the essential
system of a health care facility
must meet or exceed the sum-
mation of the loads determined
in (a) and (b) of this subsection
with no additional demand fac-
tors applied. Momentary X-ray
loads may be ignored if the gen-
erator is rated at least 300% of
the largest momentary X-ray
load connected.
FPN: WAC 296-46B-517(1)
(2) Existing essential systems in fa-
cilities to which additional load is to
be added:
(a) Existing loads: The existing
loads of the separate branches
of the essential electrical system
may be determined by NEC Arti-
cle 220.35(1).
(b) Added loads: Added loads
to the separate branches of the
essential electrical system must
be determined by subsection(s)
of this section.
(c) Generator sizing: The rating
of the generator(s) supplying
electrical power to the essential
electrical system must meet or
exceed the summation of the
loads determined by (a) and (b)
of this subsection with no addi-
tional demand factors applied.
FPN: WAC 296-46B-517(2)
46. NEC Article 520.44 Deleted: The NEC
Article 520.44 table is deleted and all refer-
ences to Table 520.44 in NEC Article 520 are
deleted. The ampacity of conductors shall be
determined as provided in NEC Article 400.
FPN: WAC 296-46B-520(2)
47. NEC Article 527.4(G) Amended: NEC
Article 527.4(G) is amended by changing the
first sentence to read as follows:
On construction sites, a box shall not be
required for splices or junction connec-
tions where splices of conductors are
less than 2.5 m (8 ft) from grade or floor
level or where subject to contact from
personnel.
FPN: WAC 296-46B-527(2)
4-5-040D
5 - 2.19 (Revised 4/04)
48. NEC Article 553.4 Amended: NEC Ar-
ticle 553.4 is amended to read as follows:
The service equipment for floating build-
ings and similar facilities shall have a
readily accessible service rated discon-
nect be located on the shoreline within
sight of the shoreline connection of the
dock, wharf or similar structure to which
the floating building or similar facility is
moored.
FPN: WAC 296-46B-553(1)
49. NEC Article 553.6 Amended: NEC Ar-
ticle 553.6 is amended by adding new text fol-
lowing the first paragraph, to read as follows:
Floating buildings or similar facilities shall
have a disconnecting means located
within sight of each floating building or
similar facility. The disconnecting means
shall be installed adjacent to but not in or
on, the floating building or similar facility.
FPN: WAC 296-46B-553(2)
50. NEC Article 553.7(B) Amended: NEC
Article 553.7(B) is amended by adding new
text following the first paragraph, to read as
follows:
Where flexible cables or cords are used
they shall comply with Article 555.13(2).
Conductors operating in excess of 600
volts, nominal, shall not be installed on
floating portions of a floating building or
similar facility.
FPN: WAC 296-46B-553(3) and (4)
51. NEC Article 555.1 Amended: NEC Ar-
ticle 555.1 is amended by changing the last
paragraph to read as follows:
Private, non-commercial docking facili-
ties constructed or occupied for the use
of the owner or residence of the associ-
ated single family dwelling are covered
by this article.
FPN: WAC 296-46B-555(1)
52. NEC Article 555.5 Amended: NEC Ar-
ticle 555.5 is amended to read as follows:
Transformers and enclosures shall be
specifically approved for the intended lo-
cation. The bottom of enclosures for
transformers shall be located a minimum
of 12” above the deck of a dock.
FPN: WAC 296-46B-555(2)
53. NEC Article 555.7 Amended: NEC Ar-
ticle 555.7 is amended to read as follows:
The service equipment for floating docks
or marinas shall be located adjacent to
and within sight but not on or in, the float-
ing structure.
FPN: WAC 296-46B-555(3)
54. NEC Article 555.9 Amended: NEC Ar-
ticle 555.9 is amended by adding a new ex-
ception, to read as follows:
Exception: Connections approved for wet
locations.
FPN: WAC 296-46B-555(4)
55. NEC Article 555.10(B) Amended:
NEC Article 555.10(B) is amended by adding
new text following the first sentence of sub-
section (B), to read as follows:
All enclosures must be corrosion resis-
tant, gasketed enclosures must be ar-
ranged with a weep hole to discharge
condensation.
FPN: WAC 296-46B-555(6)
56. NEC Article 555.13(B)(1) Amended:
NEC Article 555.13(B)(1) is amended by
changing the first paragraph to read as fol-
lows:
(1) Overhead Wiring. Overhead wiring
shall be installed to avoid possible con-
tact with masts and other parts of boats
being moored, stored, serviced or
moved.
FPN: WAC 296-46B-555(7)
57. NEC Article 555.19 Amended: NEC
Article 555.19 is amended by adding new text
following the first sentence, to read as fol-
lows:
4-5-040D
(Revised 4/04)5 - 2.20
Shore Power Receptacles that provide
shore power for boats must be rated not
less than 20 amperes and must be single
outlet type and must be of the locking and
grounding type or pin and sleeve type.
FPN: WAC 296-46B-555(8)
58. NEC Article 555.21 Amended: NEC
Article 555.21 is amended by adding new text
following the first sentence, to read as fol-
lows:
(A) Boundary classifications.
(1) Class I, Division 1. The area un-
der the dispensing unit is a Class I,
Division 1 location. If a dock has one
or more voids, pits, vaults, boxes, de-
pressions, or similar spaces where
flammable liquid or vapor can accu-
mulate below the dock surface and
within 20’ horizontally of the dispens-
ing unit, then the area below the top
of the dock and within 20’ horizontally
of the dispensing unit is a Class I, Di-
vision 1 location.
FPN: WAC 296-46B Figure 555-1
(2) Class I Division 2. The area 18”
above the water line and within 20’
horizontally of the dispensing unit is a
Class I, Division 2 location. If a dock
has one or more voids, pits, vaults,
boxes depressions, or similar spaces
where flammable liquid or vapor can
accumulate below the dock surface
and within 20’ horizontally of the dis-
pensing unit, then the area to 18”
above the top and adjacent to the
sides of the dock and within 20’ hori-
zontally of the dispensing unit is a
Class I, Division 2 location.
FPN: WAC 296-46B Figure 555-2
FPN: WAC 296-46B-555(9)
(B) Portable power cable. Portable
power cable will be allowed as a perma-
nent wiring method in Class I, Division 2
locations when protected from physical
damage.
FPN: WAC 296-46B-555(9)(b)
59. NEC Article 600.3 Amended: NEC Ar-
ticle 600.3 is amended by adding new text fol-
lowing the first paragraph, to read as follows:
Electric signs within the scope of Under-
writers Laboratories Standards for Elec-
tric Signs UL 48 shall be listed. Electric
signs not covered under the Standards
for Electric Signs UL 48 shall be required
to be installed in conformance with this
Code or be field evaluated by an accred-
ited electrical products testing laboratory.
FPN: WAC 296-46B-600(1) and (7)
60. NEC Article 600.10(C) Amended:
NEC Article 600.10(C) is amended by adding
new text following the first sentence, to read
as follows:
Each portable or mobile sign shall have a
receptacle outlet, which complies with
406.8(B), installed within 1.8 m (6 ft) of
the sign.
FPN: WAC 296-46B-600(5)
61. NEC Article 600.10 Amended: NEC
Article 600.10 is amended by adding a new
subsection (E), to read as follows:
(E) Supply. Extension cords shall not
be permitted to supply portable or mobile
signs.
FPN: WAC 296-46B-600(6)
62. NEC Article 600.21 Amended: NEC
Article 600.21 is amended by adding a new
subsection (G), to read as follows:
(G) Outside Awnings. Luminaires in-
stalled in outdoor awnings shall be of a
type that is suitable for wet locations and
be connected by a wiring method suitable
for wet locations. Fluorescent luminaires
shall be installed so that no part of the lu-
minaire is located closer that 6” to the aw-
ning fabric. Incandescent luminaires shall
be installed so that no part of the lumi-
naire is located closer than 18” to the aw-
ning fabric. Luminaires installed in
outside awnings shall be controlled by a
4-5-040D
5 - 2.21 (Revised 4/04)
disconnect installed in conformance with
600.6.
FPN: WAC 296-46B-600(2) and (3)
63. NEC Article 600.30 Amended: NEC
Article 600.30 is amended to read as follows:
Applicability. Part II of this article shall ap-
ply to all field-installed skeleton tubing
and neon circuit conductors. These re-
quirements are in addition to the require-
ments in Part I.
FPN: WAC 296-46B-600(8)
64. NEC Article 680.4 Amended: NEC Ar-
ticle 680.4 is amended by adding new text fol-
lowing the first paragraph, to read as follows:
Electrical components, which have failed
and require replacement, shall be re-
placed with identical products unless the
replacement part is no longer available;
in which case, a like-in-kind product may
be substituted provided the mechanical
and grounding integrity of the equipment
is maintained.
FPN: WAC 296-46B-680(8)
65. NEC Article 680.12 Amended: NEC
Article 680.12 is amended by adding a new
subsection (A), to read as follows:
(A) Location. The maintenance discon-
nect for a swimming pool, hot tub, spa, or
swim spa shall not be located closer than
5’ from the inside wall of the pool, hot tub,
spa, or swim spa.
FPN: WAC 296-46B-680(4)
66. NEC Article 680 Amended: NEC Arti-
cle 680 is amended by adding a new Section,
680.13, to read as follows:
680.13 Field Installed Equipment. Field
installed electrical equipment for a swim-
ming pool, hot tub, spa or swim spa shall
not be located closer than 5’ from inside
wall of the swimming pool, hot tub, spa or
swim spa. The 5’ separation may be re-
duced by the installation of a permanent
barrier, such as a solid wall, fixed glass
windows or doors, etc. The 5’ separation
shall be determined by the shortest path
or route that a cord can travel from the
spa, hot tub, swim spa, or swimming pool
to the equipment.
Field installed electrical equipment must
meet the following additional require-
ments:
(1) Heaters are listed as a “swim-
ming pool heater or a spa heater”;
(2) Pumps are listed as a “swim-
ming pool pump” or “spa pump” or
“swimming pool/spa pump”;
(3) Other equipment such as panel-
boards, conduit, and wire are suit-
able for the environment and comply
with the applicable codes.
(4) The field assembly or installa-
tion of “recognized components”
shall not be permitted.
FPN: WAC 296-46B-680(4)
67. NEC Article 680.40 Amended: NEC
Article 680.40 is amended by adding new
subsections (A) and (B), to read as follows:
(A) Modular, Self-Contained Spa or Hot
Tubs. Equipment assemblies for self-
contained spas or hot tubs shall be in-
stalled within 1.5 m (5 ft.) from the inside
wall of the spa or hot tub. Equipment as-
semblies shall be listed or field evaluated
as a unit with the spa or hot tub
FPN: WAC 296-46B-680(1)
(B) Packaged Spa or Hot Tub Equip-
ment Assemblies. Equipment assem-
blies (skid pack) pre-packaged by a
factory shall not be installed closer than
1.5 m (5 ft.) from the inside wall of the spa
or hot tub and shall be listed as a pack-
age unit.
FPN: WAC 296-46B-680(2)
68. NEC Article 680.70 Amended: NEC
Article 680.70 is amended by adding new text
following the first paragraph, to read as fol-
lows:
4-5-040D
(Revised 4/04)5 - 2.22
Hydromassage bathtubs must be listed
as a unit and bear a listing mark which
reads “Hydromassage bathtub.”
FPN: WAC 296-46B-680(6)
69. NEC Article 700.9(A) Amended: NEC
Article 700.9(A) is amended to read as fol-
lows:
(A) Identification. All boxes and enclo-
sures larger than 150 mm (6 in.) by 150
mm (6 in.) (including transfer switches,
generators and power panels) for emer-
gency circuits shall be permanently
marked with an identification plate that is
orange in color so they will be readily
identified as a component of the emer-
gency circuit or system. All other device
and junction boxes for emergency sys-
tems and circuits must be orange in color,
both inside and outside.
FPN: WAC 296-46B-700(4)
70. NEC Article 760.10 Amended: NEC
Article 760.10 is amended by adding new text
following the first paragraph, to read as fol-
lows:
Device and junction boxes for fire alarm
systems other than the surface raceway
type, shall be red in color, both inside and
outside. Power-limited fire protective sig-
naling circuit conductors shall be durably
and plainly marked in or on junction
boxes or other enclosures to indicate that
it is a power-limited fire protective signal-
ing circuit.
FPN: WAC 296-46B-700(3)
4-5-040D
5 - 2.23 (Revised 4/04)
71. Figures and Drawings:
a. WAC 296-46B-230 Drawing E-101
4-5-040D
(Revised 4/04)5 - 2.24
b. WAC 296-46B-230 Drawing E-102
4-5-040D
5 - 3 (Revised 11/07)
c. WAC 296-46B-230 Drawing E-103
4-5-050A
(Revised 11/07)5 - 4
d. Figure 450-1 and 450-2 from WAC 296-46B
(Ord. 5063, 2-23-2004)
4-5-050 INTERNATIONAL BUILDING
CODE:
A. ADOPTION:
The “International Building Code,” 2006 Edition,
as published by the “International Code Council,
Inc.,” as amended by chapter 51-40 WAC, is
hereby adopted by reference. (Amd. Ord. 5297,
7-2-2007)
B. APPLICABILITY:
It shall be unlawful for any person, firm or corpo-
ration to erect, construct, enlarge, alter, repair,
move, improve, remove, convert or demolish,
equip, use, occupy or maintain any building or
structure in the city, or cause or permit the same
to be done, contrary to or in violation of any of the
provisions of this Code. (Amd. Ord. 5297,
7-2-2007)
C. STATE AMENDMENTS TO THE
INTERNATIONAL BUILDING CODE:
The International Building Code, as amended by
chapter 51-40 WAC, is hereby adopted by refer-
ApprovedTransformerArea
Combustible
Building
Surface 8 ft.
8 ft.
Figure 450-1
2 ft.
2 ft.
ApprovedTransformerArea
Figure 450-2
Non-
Building
Surface
Combustible
4-5-050D
5 - 5 (Revised 11/07)
ence and as an amendment to the International
Building Code and shall supersede conflicting
sections of the International Building Code. (Amd.
Ord. 5297, 7-2-2007)
D. CITY AMENDMENTS TO THE
INTERNATIONAL BUILDING CODE:
1. Dangerous Buildings: Section 115 of
the International Building Code (relating to
Dangerous Buildings) is hereby repealed and
in its place the City has adopted RMC
4-5-060 and 4-9-050, Abatement of Danger-
ous Buildings.
2. Violations and Penalties: Section 113
of the International Building Code (relating to
Violations and Penalties) is hereby amended
by substituting in its stead the following lan-
guage: Unless otherwise specified, violations
of this Section are misdemeanors subject to
RMC 1-3-1. (Ord. 5159, 10-17-2005)
3. Liability Claims: Section 104.8 of the In-
ternational Building Code (relating to Liability
Claims) is hereby amended by substituting in
its stead RMC 4-1-090, Liability.
4. Appeals Board: The Appeals Board for
purposes of Section 112 of the International
Building Code shall be the Planning/Building/
Public Works Administrator or his/her desig-
nee. (Ord. 5157, 9-26-2005)
5. Off-Site Improvements: Section 105.3
of the International Building Code (relating to
Installation of Off-Site Improvements) is
hereby amended by substituting in its stead
RMC 4-4-030D, Off-Site Improvements.
6. Standpipe Requirements: Section
905.3 of the International Building Code is
amended to read as follows:
a. 905.3.1, Building Height: Class III
standpipe systems shall be installed
throughout a building where the floor
level of the highest story is located more
than 20 feet above the lowest level of the
fire department vehicle access, or where
the floor level of the lowest story is lo-
cated more than 20 feet below the high-
est level of fire department vehicle
access.
Exceptions:
(1) Class I standpipes are allowed
in buildings equipped throughout
with an automatic sprinkler system in
accordance with section 903.3.1.1 or
903.3.1.2.
(2) Class I manual standpipes are
allowed in open parking garages
where the highest floor is located not
more than 150 feet above the lowest
level of fire department vehicle ac-
cess.
(3) Class I manual dry standpipes
are allowed in open parking garages
that are subject to freezing tempera-
tures, provided that the hose connec-
tions are located as required for
Class II standpipes in accordance
with Section 905.5.
(4) Class I standpipes are allowed
in basements equipped throughout
with an automatic sprinkler system.
(5) Group R-3 does not require
standpipes.
b. 905.3.7, High Rise Building Stand-
pipes: Standpipe risers shall be combi-
nation standpipe/sprinkler risers using a
minimum pipe size of 6 in. Two 2-1/2 in.
hose connections shall be provided on
every intermediate floor level landing in
every required stairway unless otherwise
approved by the fire code official. Where
pressure reduction valves (PRV) are re-
quired, each hose connection shall be
provided with its own PRV. The system
shall be designed to provide a minimum
flow of 300 gpm at a minimum pressure
of 150 psi (maximum 200 psi) at each
standpipe connection, in addition to the
flow and pressure requirements con-
tained in NFPA 14.
7. Dry Standpipes: Section 905.8 of the In-
ternational Building Code is amended to read
as follows:
Dry standpipe when approved by the fire
code official are acceptable in other than
high-rise buildings.
4-5-050E
(Revised 11/07)5 - 6
E. CITY AMENDMENTS TO THE IBC
RELATING TO SPRINKLER
REQUIREMENTS:
1. Chapter 9: The following sections of
chapter 9 of the 2003 International Building
Code are amended to read as follows:
a. Section 903.2, Where required. Ap-
proved automatic sprinkler systems in
new buildings and structures shall be
provided in the locations described in this
Section.
All newly constructed buildings with a
gross square footage of 12,000 or
greater square feet, regardless of type of
use as well as zero lot line townhouses
within an aggregate area of all connected
townhouses equaling 12,000 square feet
or greater square feet must be sprin-
klered. Additions to existing buildings
which would result in a gross floor area
greater than 12,000 square feet must be
retrofitted with an automatic sprinkler
system.
Exception: One time additions to
Group R-3 occupancies of up to 500
square feet are permitted without
compliance with this Section.
b. Section 903.2.1.1, Group A-1. An
automatic sprinkler system shall be pro-
vided for Group A-1 occupancies where
one of the following conditions exists:
(1) The gross floor area exceeds
12,000 square feet;
(2) The fire area has an occupant
load of 300 or more;
(3) The fire area is located on a
floor other than the level of exit dis-
charge; or
(4) The fire area contains a multi
theater complex.
c. Section 903.2.1.2, Group A-2. An
automatic sprinkler system shall be pro-
vided for Group A-2 occupancies where
one of the following conditions exists:
(1) The gross floor area exceeds
5,000 square feet;
(2) The fire area has an occupant
load of 100 or more; or
(3) The fire area is located on a
floor other than the level of exit dis-
charge.
d. Section 903.2.1.3, Group A-3. An
automatic sprinkler system shall be pro-
vided for Group A-3 occupancies where
one of the following conditions exists:
(1) The gross floor area exceeds
12,000 square feet;
(2) The fire area has an occupant
load of 300 or more; or
(3) The fire area is located on a
floor other than the level of exit dis-
charge.
Exception: Areas used exclu-
sively as participant sports areas
where the main floor area is lo-
cated at the same level as the
level of exit discharge of the
main entrance and exit.
e. Section 903.2.1.4, Group A-4. An
automatic sprinkler system shall be pro-
vided for Group A-4 occupancies where
one of the following conditions exists:
(1) The gross floor area exceeds
12,000 square feet;
(2) The fire area has an occupant
load of 300 or more; or
(3) The fire area is located on a
floor other than the level of exit dis-
charge.
Exception: Areas used exclu-
sively as participant sports areas
where the main floor area is lo-
cated at the same level as the
level of exit discharge of the
main entrance and exit.
f. Section 903.2.2, Group E. An auto-
matic sprinkler system shall be provided
4-5-050E
5 - 7 (Revised 11/07)
for Group E occupancies where the gross
floor area exceeds 12,000 square feet.
EXCEPTIONS:
(1) Portable school classrooms,
provided aggregate area of clusters
of portable school classrooms does
not exceed 5,000 square feet; and
clusters of portable school class-
rooms shall be separated as required
in Chapter 5 of the building code.
(2) Basements: An automatic
sprinkler system shall be installed in
basements classified as a Group E
Occupancy when the basement is
larger than fifteen hundred (1,500)
square feet in floor area.
When not required by other provi-
sions of this chapter, a fire-extin-
guishing system installed in
accordance with NFPA-13 may be
used for increases and substitutions
allowed in Section 504.2, 506.3, and
Table 601 of the building code.
(3) Throughout all newly con-
structed Group E Occupancies hav-
ing an occupant load of 50 or more
for more than 12 hours per week or
four hours in any one day. A mini-
mum water supply meeting the re-
quirements of NFPA 13 shall be
provided.
(4) Stairs: An automatic sprinkler
system shall be installed in enclosed
usable space below or over a stair-
way in Group E Occupancies.
g. Section 903.2.3, Group B, F, H and
S Occupancies. An automatic sprinkler
system shall be provided throughout all
buildings containing a Group B, F, H or S
occupancy with over twelve thousand
(12,000) square feet of gross floor area.
h. Section 903.2.6, Group M. An auto-
matic sprinkler system shall be provided
throughout buildings containing a Group
M occupancy where one of the following
conditions exists:
(1) Where a Group M gross floor
area exceeds 12,000 square feet;
(2) Where a Group M fire area is lo-
cated more than three stories above
grade; or
(3) Where the combined area of all
Group M fire areas on all floors, in-
cluding any mezzanines, exceeds
12,000 square feet.
i. Section 903.2.7, Group R. An auto-
matic sprinkler system installed in accor-
dance with Section 903.3 shall be
provided throughout all buildings with a
Group R fire area.
j. Section 903 is amended by adding
Sections 903.2.7.1 and 903.2.7.2 to read
as follows:
Section 903.2.7.1 – Group R-3 oc-
cupancy. When the occupancy has
over twelve thousand (12,000)
square feet of gross floor area.
Section 903.2.7.2 – Dwellings.
When proposed within all residential
zones, clustered or constructed so
that, when attached, the total square
foot gross floor area of all dwelling
units exceeds twelve thousand
(12,000) square feet. For the pur-
pose of this subsection, portions of
buildings separated by one or more
firewalls will not be considered a sep-
arate building.
k. Section 903 is amended by adding
Section 903.2.14, to read as follows:
903.2.14 Automatic Sprinklers
Systems in New Buildings:
(1) Section 903.2.14.1 – A fully au-
tomatic fire protection sprinkler sys-
tem is to be installed in all new
buildings in excess of twelve thou-
sand (12,000) square feet total gross
floor area, regardless of vertical or
horizontal fire barriers, such sprinkler
system shall be designed, installed
and tested as per Section 903.3.
(2) Section 903.2.14.2 – A fully au-
tomatic fire protection sprinkler sys-
tem may be required by the Chief of
the Fire Department or the Fire Code
Official for buildings less than twelve
4-5-050F
(Revised 11/07)5 - 8
thousand (12,000) square feet total
gross floor area when, in their judg-
ment, supported by written docu-
mentation from a professional
organization (such as NFPA, ICC,
SBCC U.L., ISO, etc.) verify that haz-
ardous contents, critical exposure
problems, limited accessibility to the
building, or other items may contrib-
ute to a definite hazard.
l. Section 903 is amended to add a
new Section 903.2.15 to read as follows:
Section 903.2.15 – Sprinkler Sys-
tems in Remodeled Buildings:
(1) Section 903.2.15.1 – When ex-
isting buildings with full sprinkler sys-
tems are remodeled or added onto,
the remodeled or added on portion
shall be fully sprinklered.
(2) Section 903.2.15.2 – When an
existing building is added onto or re-
modeled and the resulting total
square foot gross floor area exceeds
twelve thousand (12,000) square
feet, then the entire structure shall be
fully sprinklered.
(Ord. 3214, 4-10-1978; Ord. 4351, 5-4-1992; Ord.
4358, 7-20-1992; Ord. 4546, 7-24-1995; Amd.
Ord. 4768, 3-8-1999; Ord. 5010, 5-19-2003; Ord.
5085, 6-21-2004)
F.Repealed by Ord. 5297.
4-5-051 WASHINGTON STATE
ENERGY CODE AND WASHINGTON
STATE VENTILATION AND INDOOR
AIR QUALITY CODE ADOPTED:
The 2006 Washington State Energy Code as
adopted by the state of Washington, Second Edi-
tion (chapter 51-11 WAC), and 2006 Washington
State Ventilation and Indoor Air Quality Code,
Second Edition (chapter 51-13 WAC), are hereby
adopted by reference. (Ord. 5297, 7-2-2007)
4-5-055 INTERNATIONAL
RESIDENTIAL CODE:
A. ADOPTION:
The “International Residential Code,” 2006 Edi-
tion, as published by the “International Code
Council, Inc.,” as amended by chapter 51-40
WAC, is hereby adopted by reference. (Amd. Ord.
5297, 7-2-2007)
B. APPLICABILITY:
It shall be unlawful for any person, firm or corpo-
ration to erect, construct, enlarge, alter, repair,
move, improve, remove, convert or demolish,
equip, use, occupy or maintain any building or
structure in the City, or cause or permit the same
to be done, contrary to or in violation of any of the
provisions of this Code. Unless otherwise speci-
fied, violations of this Section are misdemeanors
subject to RMC 1-3-1. (Ord. 5159, 10-17-2005)
C. STATE AMENDMENTS TO THE
INTERNATIONAL RESIDENTIAL CODE:
The International Residential Code, 2003 Edition,
as amended by chapter 51-40 WAC, is hereby
adopted by reference and as an amendment to
the International Residential Code and shall su-
persede conflicting sections of the International
Residential Code.
D. CITY AMENDMENTS TO THE
INTERNATIONAL RESIDENTIAL CODE:
1. Certificate of Occupancy: Section
R110.1 of the International Residential Code
is hereby amended as follows.
Exception: Certificates of Occupancy
shall not be required for detached one
and two family dwellings.
2. Violations and Penalties: Section
R113.4 of the International Residential Code
is hereby amended by substituting in its stead
subsection B of this Section, Applicability,
and RMC 1-3-2, Civil Penalties.
3. Appeals Board: The Appeals Board for
purposes of Section R112.1 of the Interna-
tional Residential Code shall hereafter be the
Planning/Building/Public Works Administra-
tor or his/her designee. (Ord. 5085,
6-21-2004; Amd. Ord. 5157, 9-26-2005)
4-5-070C
5 - 9 (Revised 7/04)
4-5-060 UNIFORM CODE FOR THE
ABATEMENT OF DANGEROUS
BUILDINGS:
A. ADOPTION:
The “Uniform Code for the Abatement of Danger-
ous Buildings, 1997 Edition” published by the “In-
ternational Conference of Building Officials” is
hereby adopted by reference. (Ord. 4546,
7-24-1995; Amd. Ord. 4768, 3-8-1999; Ord. 4769,
3-8-1999)
B. PROCESS FOR ABATEMENT:
The process for abatement of dangerous build-
ings shall be as stipulated in RMC 4-9-050. (Ord.
4722, 5-11-1998; Amd. Ord. 4768, 3-8-1999)
4-5-070 INTERNATIONAL FIRE
CODE AND FIRE PREVENTION
REGULATIONS:
A. PURPOSE:
The following provisions and regulations are
adopted as part of the City’s fire prevention pro-
gram to abate existing fire hazards, to investigate
the cause, origin and circumstances of fires, to in-
spect potential fire hazards, to control the means
and adequacy of the construction and safety of
buildings in case of fires, within commercial, busi-
ness, industrial or manufacturing areas and all
other places in which numbers of persons work,
meet, live or congregate, as hereinafter more par-
ticularly set forth. (Ord. 2434, 9-23-1968; Amd.
Ord. 5086, 6-21-2004)
B. ADOPTION OF FIRE CODE AND
STANDARDS:
The City does hereby adopt the 2003 Interna-
tional Fire Code and Appendix chapter B, pub-
lished by the International Code Council, by
reference as provided by State law, with the
amendments, deletions or exceptions as noted
herein. (Ord. 4547, 7-24-1995; Amd. Ord. 4769,
3-8-1999; Ord. 5086, 6-21-2004)
C. ADDITIONS AND AMENDMENTS TO
THE FIRE CODE:
1. International Building Code: Chapter
1, Sections 102.3, 102.4 and 102.5 of the In-
ternational Fire Code, 2003 Edition, are
hereby amended by deleting the reference to
the International Existing Building Code and
substituting the International Building Code.
2. Referenced Codes and Standards –
Chapter 1, Section 102.6 of the International
Fire Code, 2003 Edition, is hereby amended
to read as follows:
Section 102.6 Referenced Codes and
Standards. The codes and standards
referenced in this code shall be those
that are listed in Chapter 45. Such codes
and standards shall be considered part of
the requirements of this code to the pre-
scribed extent of each such reference as
determined or modified by the fire code
official.
3. Legal Defense – Chapter 1, Section
103.4.1 of the International Fire Code, 2003
Edition, is hereby amended to read as fol-
lows:
Section 103.4.1 – Legal Defense: The
administrative authority or any employee
performing duties in connection with the
enforcement of this Code and acting in
good faith and without malice in the per-
formance of such duties shall be relieved
from any personal liability for any dam-
age to persons or property as a result of
any act or omission in the discharge of
such duties, and in the event of claims
and/or litigation arising from such act or
omission, the City Attorney shall, at the
request of and on behalf of said adminis-
trative authority or employee, investigate
and defend such claims and/or litigation
and if the claim be deemed by the City At-
torney a proper one or if judgment be ren-
dered against such administrative
authority or employee, said claim or judg-
ment shall be paid by the City.
4. General Authority and Responsibili-
ties – Chapter 1, Section 104.1 of the Inter-
national Fire Code, 2003 Edition, is hereby
amended to read as follows:
Section 104.1 – General: The fire code
official is hereby authorized to enforce
the provisions of this code and shall have
the authority to render interpretations of
this code, and to adopt policies, proce-
dures, rules and regulations in order to
clarify the application of its provisions.
4-5-070C
(Revised 7/04)5 - 10
Such interpretations, policies, proce-
dures, rules and regulations shall be in
compliance with the intent and purpose
of this code and shall not have the effect
of waiving requirements specifically pro-
vided for in this Code. Under the Chief’s
direction the Fire Department is autho-
rized to enforce all ordinances of this ju-
risdiction pertaining to:
a. Prevention of fires.
b. Suppression or extinguishing of dan-
gerous or hazardous fires.
c. The storage, use and handling of
hazardous materials.
d. The installation and maintenance of
automatic, manual and other private fire
alarm systems and fire extinguishing
equipment.
e. The maintenance and regulation of
fire escapes.
f. The maintenance of fire protection
and the elimination of fire hazards on
land and in buildings, structures and
other property, including those under
construction.
g. The maintenance of means of
egress.
h. The investigation of the cause, origin
and circumstances of fire and unautho-
rized releases of hazardous materials.
Enforcement of this Code shall not be
construed for the particular benefit of any
individual person or group of persons,
other than the general public. In the event
of a conflict between the intent of this
Section and any other subsection herein,
this subsection shall govern insofar as
applicable.
5. Assistance from Other Agencies –
Chapter 1, Section 104.10.1 of the Interna-
tional Fire Code, 2003 Edition, is hereby
amended to read as follows:
Section 104.10.1 – Assistance from
Other Agencies: Police and other en-
forcement agencies shall have authority
to render necessary assistance in the in-
vestigation of fire or the enforcement of
this code as requested by the fire code
official.
6. Obstructing Operations – Chapter 1,
Section 104.11.2 of the International Fire
Code, 2003 Edition, is hereby amended to
read as follows:
Section 104.11.2 – Obstructing Opera-
tions: No person shall obstruct the oper-
ations of the fire department in
connection with extinguishment, control,
or investigation of any fire or actions rela-
tive to other emergencies, or disobey any
lawful command of the fire chief or officer
of the fire department in charge of the
emergency, or any part thereof, or any
lawful order of a police officer assisting
the fire department.
7. Permits – Chapter 1, Section 105 of the
International Fire Code, 2003 Edition, sub-
section 105.1.1 entitled “Permits required,” is
hereby amended by adding a new subsec-
tion, to read as follows:
Section 105.1.1.1 – Operational permit
fees: The fee for permits issued in accor-
dance with section 105.6 of the Interna-
tional Fire Code and permits issued for
underground tank removal shall be as
stipulated in RMC 4-1-150, Fire Preven-
tion Fees. Fees for tank storage shall be
assessed for each individual tank. The
permits shall expire one year after date of
issuance or as otherwise noted on the
permit. The permit fee shall be payable at
or before the time of issuance or renewal
of the permit. In the event of failure to re-
mit payment for an operational permit
within thirty (30) days after receipt of ap-
plication or renewal notice, the fee for the
permit shall be double the amount of the
above-stated fee.
8. Extensions – Chapter 1, Section
105.3.2 of the International Fire Code, 2003
Edition, is hereby amended to read as fol-
lows:
105.3.2 – Extensions: A permittee hold-
ing an unexpired permit shall have the
right to apply for an extension of the time
within which the permittee will commence
4-5-070C
5 - 11 (Revised 12/05)
work under that permit when work is un-
able to be commenced within the time re-
quired by this section for good and
satisfactory reasons. The fire code offi-
cial is authorized to grant, in writing, one
or more extensions of the time period of
a permit for periods of not more than 180
days each. Such extensions shall be re-
quested by the permit holder in writing
and justifiable cause demonstrated.
9. Submittals – Chapter 1, Section
105.4.1 of the International Fire Code, 2003
Edition, is hereby amended by adding new
subsections to read as follows:
a. 105.4.1.1 Construction plan re-
view. Plans shall be submitted for review
and approval prior to issuing a permit for
work set forth in Sections 105.7.1
through 105.7.12.
b. 105.4.1.2 Plan review and con-
struction fees. Construction plans re-
quired to be reviewed by this Chapter
and International Fire Code shall be
charged in accordance with RMC
4-1-150, Fire Prevention Fees.
10. Hazardous Materials – Chapter 1,
Section 105.7.6 of the International Fire
Code, 2003 Edition, entitled “Hazardous ma-
terials,” is hereby amended to read as fol-
lows:
Section 105.7.6 – Hazardous materi-
als. A construction permit is required to
install, repair damage to, abandon, re-
move, place temporarily out of service, or
close or substantially modify a storage fa-
cility, tank, or other area regulated by
Chapter 27 when the hazardous materi-
als in use or storage exceed the amounts
listed in Table 105.6.21.
Exceptions:
a. Routine maintenance.
b. For emergency repair work per-
formed on an emergency basis, applica-
tion for permit shall be made within two
working days of commencement of work.
11. Owner/occupant responsibility –
Chapter 1, Section 107.5 of the International
Fire Code, 2003 Edition, is hereby amended
by adding a new subsection, 107.5.1, entitled
“Malfunctioning alarm fee,” to read as follows:
Section 107.5.1 Malfunctioning alarm
fee. Whenever an alarm system is acti-
vated due to a malfunction and the Fire
Department is dispatched, a report of the
false alarm will be recorded for the build-
ing or area affected. For the first, second
and third false alarm within a calendar
year, no fee will be assessed. For every
false alarm caused by a malfunction of
the alarm beyond the third false alarm a
fee will be assessed as per RMC
4-1-150.
12. Board of Appeals – Chapter 1, Sec-
tion 108 of the International Fire Code, 2003
Edition, is hereby amended to read as fol-
lows:
a. Section 108.1 Hearing Examiner.
In order to hear and decide appeals of or-
ders, decisions or determinations made
by the fire code official relative to the ap-
plication and interpretation of this code,
the Hearing Examiner process estab-
lished by the City of Renton shall have
authority.
b. Section 108.3, “Qualifications,” is
deleted.
13. Notice of Violation – Chapter 1, Sec-
tion 109.2 of the International Fire Code,
2003 Edition, is hereby amended to read as
follows:
109.2 Notice of violation. When the fire
code official finds a building, premises,
vehicle, storage facility or outdoor area
that is in violation of this code, the fire
code official is authorized to prepare a
written notice of violation describing the
conditions deemed unsafe and, when
compliance is not immediate, specifying
a time for re-inspection. Whenever the
Fire Department has given proper
notification of an violation which required
reinspection and thirty (30) days have
expired with such condition or violation
still in existence, a second re-inspection
will be required. Any re-inspection after
the original thirty (30) day period of time
shall be done only upon the payment of a
4-5-070C
(Revised 12/05)5 - 12
re-inspection fee as specified in RMC
4-1-150, Fire Prevention Fees, to be
assessed against the person owning,
operating or occupying the building or
premises wherein the violation exists.
This re-inspection fee must be paid within
ten days of the notice for the
re-inspection. However, any building
owner, operator or occupant, upon a
reasonable request to the Fire Code
Official, may obtain an extension of said
thirty (30) day period for a reasonable
period to be established by the Fire Code
Official to allow such time for compliance.
The request for an extension must be
received by the fire department prior to
the expiration of the original re-inspection
date. (Ord. 5159, 10-17-2005)
14. Notice and Responsibility – Chapter
1, Section 109.2 of the International Fire
Code, 2003 Edition, is hereby amended by
adding a new subsection, 109.2.2.1, to read
as follows:
Section 109.2.2.1 Notice and Respon-
sibility: Whenever the infraction, condi-
tion or violation involves the structural
integrity of the building, then the notice of
the infraction, condition or violation shall
be sent to both the building owner and its
occupant or occupants. Should compli-
ance with the Fire Code so as to remedy
the infraction, condition or violation re-
quire additions or changes to the building
or premises, which would be part of the
structure or the fixtures to the realty, then
the responsibility to remedy the infraction,
condition, or violation shall be upon the
owner of the building unless the owner
and occupant shall otherwise agree be-
tween themselves and so notify the City.
Should the occupant not remedy the in-
fraction, condition, or violation, then the
City shall have the right to demand such
remedy from the owner of the premises.
15. Pre-Citation Fees – Chapter 1, Sec-
tion 109.2.3 of the International Fire Code,
2003 Edition, is amended by adding a new
subsection, 109.2.3.1, to read as follows:
Section 109.2.3.1 Pre-citation fees.
Re-inspections required beyond the orig-
inal re-inspection as noted in section
109.2 will be assessed a fee as specified
in RMC 4-1-150, Fire Prevention Fees,
for each re-inspection. Payment will be
required within 10 days of the notice for
the re-inspection.
16. Violation Penalties – Chapter 1, Sec-
tion 109.3 of the International Fire Code,
2003 Edition, is hereby amended to read as
follows:
Section 109.3 Violation penalties. Per-
sons who shall violate a provision of this
code or shall fail to comply with any of the
requirements thereof or who shall erect,
install, alter, repair or do work in violation
of the approved construction documents
or directive of the fire code official, or of a
permit or certificate used under provi-
sions of this code, shall be guilty of a mis-
demeanor and subject to the penalties in
RMC 1-3-1 except for those provisions
adopted in RMC 4-5-070C69. Each day
that a violation continues after due notice
has been served shall be deemed a sep-
arate offense. (Ord. 5159, 10-17-2005)
17. Failure to Comply – Chapter 1, Sec-
tion 111.4 of the International Fire Code,
2003 Edition, is hereby amended to read as
follows:
111.4 Failure to Comply. Any person
who shall continue any work after having
been served with a stop work order, ex-
cept such work as that person is directed
to perform to remove a violation or un-
safe condition, shall be guilty of a misde-
meanor, subject to RMC 1-3-1. (Ord.
5159, 10-17-2005)
18. Add Definition of “Shall” – Chapter 2,
Section 202 of the International Fire Code,
2003 Edition, is hereby amended by adding
the following definition:
The word “shall” is defined to have the
following meaning:
a. With respect to the functions and
powers of the Director of Development
Services, Fire Code Official, any agents
and employees of the City of Renton, and
any Board authorized hereunder, a direc-
tion and authorization to act in the exer-
cise of sound discretion and in good faith;
and
4-5-070C
5 - 13 (Revised 7/04)
b. With respect to the obligations upon
owners, occupants of the premises and
their agents, there is a mandatory re-
quirement to act in compliance with this
Code at the risk of civil and criminal liabil-
ity upon failure to so act.
19. Open Burning and Recreational Fires
– Chapter 3, Section 307 of International
Fire Code, 2003 Edition, entitled “Open Burn-
ing and Recreational Fires,” is hereby
amended to read as follows:
a. Section 307.1 – General open burn-
ing is hereby prohibited in conformance
with the Puget Sound Clean Air Agency
and the Department of Ecology regula-
tions.
b. Section 307.2 – Permits are re-
quired for the following: for recreational,
religious or other fires as outlined in state
regulations. Such permits shall be ob-
tained through Puget Sound Clean Air
Agency.
20. Flaming Food and Beverages Prepa-
ration – Chapter 3, Section 308 of the Inter-
national Fire Code, 2003 Edition, is hereby
amended by adding a new subsection,
308.3.1.2, to read as follows:
Section 308.3.1.2 Flaming Food and
Beverages Preparation: The prepara-
tion of flaming foods or beverages in
places of assembly and drinking or dining
establishments shall be in accordance
with this section.
a. Section 308.3.1.2.1 Dispensing.
Flammable or combustible liquids used in
the preparation of flaming foods or bever-
ages shall be dispensed from one of the
following:
i. A 1-ounce (29.6 ml) container, or
ii. A container not exceeding
1-quart (946.5 ml) capacity with con-
trolled-pouring device that will limit
the flow to a 1-ounce (29.6 ml) serv-
ing.
b. Section 308.3.1.2.2 Containers not
in use. Containers shall be secured to
prevent spillage when not in use.
c. Section 308.3.1.2.3 Serving of
flaming food. The serving of flaming
foods or beverages shall be done in a
safe manner and shall not create high
flames. The pouring, ladling or spooning
of liquids is restricted to a maximum
height of 8 inches (203 mm) above the re-
ceiving receptacle.
d. Section 308.3.1.2.4 Location.
Flaming foods or beverages shall be pre-
pared only in the immediate vicinity of the
table being served. They shall not be
transported or carried while burning.
e. Section 308.3.1.2.5 Fire Protec-
tion. The person preparing the flaming
foods or beverages shall have a wet cloth
immediately available for use in smother-
ing the flames in the event of an emer-
gency.
21. Group A Occupancies – Chapter 3,
Section 308.3.7 of the International Fire
Code, 2003 Edition, is hereby amended by
adding Exception 4, to read as follows:
Section 308.3.7 Exception 4. Where ap-
proved by the fire code official.
22. Indoor Displays – Chapter 3, Section
314.4 of the International Fire Code, 2003
Edition, is hereby amended to read as fol-
lows:
Section 314.4 Vehicles. Liquid or
gas-fueled vehicles, fueled equipment,
boats or other motor craft shall not be lo-
cated indoors except as follows:
a. Batteries are disconnected.
b. Fuel in fuel tanks does not exceed
one-quarter tank or 5 gallons (19 L)
(whichever is least).
c. Fuel tanks and fill openings are
closed and sealed to prevent tampering.
d. Vehicles, boats or other motor craft
equipment are not fueled or defueled
within the building.
23. Fire Department Access Roads –
Chapter 5, Section 503 of the International
Fire Code, 2003 Edition, is hereby amended
4-5-070C
(Revised 7/04)5 - 14
by adding the following subsections, to read
as follows:
a. Section 503.1 Where required. Fire
apparatus access roads shall be pro-
vided and maintained in accordance with
Sections 503.1.1 through 503.2.
i. Section 503.1.1: Two (2) means
of approved access shall be required
when a complex of three or more
buildings is located more than 200′
from a public road.
ii. Section 503.2 Specifications.
Fire apparatus access roads shall be
installed and arranged in accordance
with RMC 4-6-060 and 4-4-080.
b. Section 503.3 Enforcement: The
fire department, under provisions of RMC
3-8-7, may issue non-traffic citations to
vehicles parked in a fire lane or blocking
a fire hydrant in accordance with bail
schedule established by Renton Munici-
pal Court. The application of the above
penalty shall not be held to prevent the
enforced removal of prohibited condi-
tions.
24. Premises Identification – Chapter 5,
Section 505 of the International Fire Code,
2003 Edition, is hereby amended to add the
following subsections, to read as follows:
a. Section 505.1.1 – Identification
Size: In order that the address identifica-
tion is plainly visible, the following size,
figures or numbers, in block style in con-
trasting color shall be used in accordance
with the following:
i. Single-family residential houses –
4″.
ii. Multi-family residential, commer-
cial, or small business: 50′ or less
setback – 6″; more than 50′ setback
– 8-12″.
iii. Large commercial or industrial
areas: 100′ or less setback – 18″;
more than 100′ setback – 24″.
b. Section 505.1.2 – Rear Door Mark-
ing: When vehicle access is provided to
the rear of commercial, industrial and
warehouse buildings, the rear doors ser-
vicing individual businesses shall be
marked to indicate address and/or unit
identification with letters or numbers at
least 4″ high.
c. Section 505.1.3 – Suite numbers:
Buildings consisting of separate suites
with the same building address shall
have their suite number marked so that
the suite is readily identifiable and sized
as per section 505.1.1.
Exception: Suites located on an interior
hall or corridor shall have lettering at
least 1-inch high.
25. Fire Protection Water Supplies –
Chapter 5, Section 508.5.1 of the Interna-
tional Fire Code, 2003 Edition, is hereby
amended to read as follows:
a. Section 508.5.1 Where required.
Where a portion of the facility or building
hereafter constructed or moved into or
within the jurisdiction is more than 150
feet from a hydrant on a fire apparatus
access road, as measured by an ap-
proved route around the exterior of the
facility or building, on-site fire hydrants
and mains shall be provided where re-
quired by the fire code official.
Exceptions:
1. For Group R-3 and Group U oc-
cupancies, the distance requirement
shall be 300 feet.
2. Deleted.
26. Definitions – Chapter 6, Section 602
of the International Fire Code, 2003 Edition,
is hereby amended to add the following defi-
nition:
Power Tap. A listed device for indoor use
consisting of an attachment plug on one
end of a flexible cord and two or more re-
ceptacles on the opposite end, and has
overcurrent protection.
27. Electrical Code – Chapter 6 of the In-
ternational Fire Code, 2003 Edition, entitled
“Building Services and Systems,” Sections
4-5-070C
5 - 14.1 (Revised 7/04)
603, 604, 605, and 606, is hereby amended
by changing reference from the ICC Electrical
Code to the Electrical Code adopted by the
City of Renton.
28. Furnishings – Chapter 8, Section
803.1 of the International Fire Code, 2003
Edition, entitled “General Requirements,” is
hereby revised to read as follows:
Section 803.1 General requirements.
The provisions of Sections 803.1.1
through 803.1.4 shall be applicable to all
occupancies covered by Sections 803.2
through 803.7.
29. Furnishings – Chapter 8, Section
803.1 of the International Fire Code, 2003
Edition, is hereby amended by adding the fol-
lowing subsections:
a. 803.1.4 Atrium Furnishings. Atrium
furnishings shall comply with Sections
803.1.4.1 and 803.1.4.2.
b. 803.1.4.1 Potential heat. Potential
heat of combustible furnishings and dec-
orative materials within atria shall not ex-
ceed 9,000 Btu per pound (20,934 J/g)
when located with an area that is more
than 20 feet (6096 mm) below ceil-
ing-level sprinklers.
c. 803.1.4.2 Decorative materials.
Decorative material in atria shall be non-
combustible, flame resistant or treated
with a flame retardant.
30. Decorative Vegetation – Chapter 8,
Section 804.1.1 of the International Fire
Code, 2003 Edition, entitled “Restricted Oc-
cupancies,” is hereby revised to read as fol-
lows:
a. 804.1.1 Restricted occupancies.
Natural cut trees shall be prohibited in
Group A, E, I-1, I-2, I-3, I-4, M, R-1, R-2
and R-4 occupancies.
Exceptions:
i. Trees located in areas protected
by an approved automatic sprinkler
system installed in accordance with
Section 903.3.1.1 or 903.3.1.2 shall
not be prohibited in Groups A, E, M,
R-1 and R-2.
ii. Trees treated with a flame retar-
dant and renewed to maintain flame
resistance, subject to the approval of
the fire code official.
31. Decorations and Trim – Chapter 8,
Section 805.1 of the International Fire Code,
2003 Edition, entitled “General,” is hereby re-
vised to read as follows:
805.1 General. In occupancies of
Groups A, B, E, I and R-1 and dormitories
in Group R-2, curtains, draperies, hang-
ings and other decorative materials sus-
pended from walls or ceilings shall be
flame resistant in accordance with Sec-
tion 805.2 and NFPA 701 or be noncom-
bustible.
In Groups I-1 and I-2, combustible deco-
rations shall be flame retardant unless
the decorations, such as photographs
and paintings, are of such limited quanti-
ties that a hazard of fire development or
spread is not present. In Group I-3, com-
bustible decorations are prohibited.
32. Installation Acceptance Testing –
Chapter 9 of the International Fire Code,
2003 Edition, Subsection 901.5.1 entitled
“Occupancy,” is hereby amended to read as
follows:
Subsection 901.5.1 – Occupancy. It
shall be unlawful to occupy any portion of
a building or structure until the required
fire detection, alarm and suppression
systems have been tested and approved.
All acceptance tests shall be witnessed
by the Fire Department, Fire Prevention
Bureau prior to occupancy being granted.
33. Inspection, Testing and Maintenance
– Chapter 9, Section 901.6 of the Interna-
tional Fire Code, 2003 Edition, entitled “In-
spection, testing and maintenance,” is hereby
amended by adding the following subsec-
tions, to read as follows:
a. Section 901.6.3 – Annual Certifica-
tion Required: All sprinkler systems, fire
alarm systems, portable fire extinguish-
ers, smoke removal systems and other
4-5-070C
(Revised 7/04)5 - 14.2
fire protective or extinguishing systems
shall be certified annually by a qualified
agency. (Exception) Hood fire extinguish-
ing requires 6-month service. Documen-
tation shall be provided as indicated in
section 901.6.
b. Section 901.6.4 – Annual hazard-
ous systems certification: All electronic
monitoring systems used in connection
with flammable, combustible liquids and/
or hazardous materials shall be certified
annually by a qualified agency. Docu-
mentations of the system certification
shall be forwarded to the Fire Prevention
Bureau indicating the system has been
tested and functions as required.
34. System Out of Service – Chapter 9,
Section 901.7 of the International Fire Code,
2003 Edition, entitled “Systems out of ser-
vice,” is hereby amended to read as follows:
Section 901.7 Systems out of service.
Where a fire protection system is out of
service, the fire department and the fire
code official shall be notified immediately
and, where required by the fire code offi-
cial, the building shall either be evacu-
ated or an approved fire watch shall be
provided for all occupants left unpro-
tected by the shut down until the fire pro-
tection system has been returned to
service. Where utilized, fire watches shall
be provided with at least one approved
means for notification of the fire depart-
ment and their only duty shall be to per-
form constant patrols of the protected
premises and keep watch for fires.
35. Automatic Sprinkler Systems –
Chapter 9, Section 903 of the International
Fire Code, 2003 Edition, subsection 903.2
entitled “Where required,” is hereby amended
to read as follows:
a. Section 903.2 Where required. Ap-
proved automatic sprinkler systems in
new buildings and structures shall be
provided in the locations described in this
section.
All newly constructed buildings with a
gross square footage of 12,000 or
greater square feet, regardless of type or
use as well as zero lot line townhouses
within an aggregate area of all connected
townhouses equaling 12,000 square feet
or greater square feet must be sprin-
klered. Additions to existing buildings
which would result in a gross floor area
greater than 12,000 square feet must be
retrofitted with an automatic sprinkler
system.
Exception: One time additions to Group
R-3 occupancies of up to 500 square feet
are permitted without compliance with
this Section.
36. Group A-1 – Chapter 9, Section
903.2.1.1 of the International Fire Code, 2003
Edition, entitled “Group A-1,” is hereby
amended to read as follows:
903.2.1.1 Group A-1. An automatic
sprinkler system shall be provided for
Group A-1 occupancies where one of the
following conditions exists:
a. The gross floor area exceeds 12,000
square feet;
b. The fire area has an occupant load of
300 or more;
c. The fire area is located on a floor
other than the level of exit discharge; or
d. The fire area contains a multi theater
complex.
37. Group A-2 – Chapter 9, Section
903.21.2 of the International Fire Code, 2003
Edition, entitled “Group A-2,” is hereby
amended to read as follows:
903.2.1.2 Group A-2. An automatic
sprinkler system shall be provided for
Group A-2 occupancies where one of the
following conditions exists:
a. The gross floor area exceeds 5,000
square feet;
b. The fire area has an occupant load of
100 or more; or
c. The fire area is located on a floor
other than the level of exit discharge.
4-5-070C
5 - 14.3 (Revised 7/04)
38. Group A-3 – Chapter 9, Section
903.2.1.3 of the International Fire Code, 2003
Edition, entitled “Group A-3,” is hereby
amended to read as follows:
903.2.1.3 Group A-3. An automatic
sprinkler system shall be provided for
Group A-3 occupancies where one of the
following conditions exists:
a. The gross floor area exceeds 12,000
square feet;
b. The fire area has an occupant load of
300 or more; or
c. The fire area is located on a floor
other than the level of exit discharge.
Exception: Areas used exclusively as
participant sports areas where the main
floor area is located at the same level as
the level of exit discharge of the main en-
trance and exit.
39. Group A-4 – Chapter 9, Section
903.2.1.4 of the International Fire Code, 2003
Edition, entitled “Group A-4,” is hereby
amended to read as follows:
903.2.1.4 Group A-4. An automatic
sprinkler system shall be provided for
Group A-4 occupancies where one of the
following conditions exists:
a. The gross floor area exceeds 12,000
square feet;
b. The fire area has an occupant load of
300 or more; or
c. The fire area is located on a floor
other than the level of exit discharge.
Exception: Areas used exclusively as
participant sports areas where the main
floor area is located at the same level as
the level of exit discharge of the main en-
trance and exit.
40. Group E – Chapter 9, Section 903.2.2
of the International Fire Code, 2003 Edition,
entitled “Group E,” is hereby amended to
read as follows:
Section 903.2.2 Group E. An approved
automatic sprinkler system shall be pro-
vided for Group E Occupancies where
the gross floor area exceeds 12,000
square feet.
Exceptions:
a. Throughout every portion of educa-
tional buildings below the level of exit dis-
charge.
b. Throughout all newly constructed
Group E Occupancies having an occu-
pant load of 50 or more for more than 12
hours per week or four hours in any one
day. A minimum water supply meeting
the requirements of NFPA 13 shall be re-
quired.
c. Portable school classrooms, pro-
vided aggregate area of clusters of porta-
ble school classrooms does not exceed
5,000 square feet; and clusters of porta-
ble school classrooms shall be separated
as required in Chapter 5 of the building
code.
d. Basements: An automatic sprinkler
system shall be installed in basements
classified as a Group E Occupancy when
the basement is larger than fifteen hun-
dred (1,500) square feet in floor area.
When not required by other provisions of
this chapter, a fire-extinguishing system
installed in accordance with NFPA 13
may be used for increases and substitu-
tions allowed in Sections 504.2, 506.3,
and Table 601 of the building code.
41. Group B, F, H, and S Occupancies –
Chapter 9, Section 903.2.3 of the Interna-
tional Fire Code, 2003 Edition, entitled
“Group F-1,” is hereby amended to read as
follows:
Section 903.2.3 Group B, F, H, and S
Occupancies: An automatic sprinkler
system shall be provided throughout all
buildings containing a Group B, F, H or S
occupancy with over twelve thousand
(12,000) square feet of gross floor area.
42. Group M – Chapter 9, Section 903.2.6
of the International Fire Code, 2003 Edition,
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(Revised 7/04)5 - 14.4
entitled “Group M,” is hereby amended to
read as follows:
903.2.6 Group M. An automatic sprinkler
system shall be provided throughout
buildings containing a Group M occu-
pancy where one of the following condi-
tions exists:
a. Where a Group M gross floor area
exceeds 12,000 square feet;
b. Where a Group M fire area is located
more than three stories above grade; or
c. Where the combined area of all
Group M fire areas on all floors, including
any mezzanines, exceeds 12,000 square
feet.
43. Group R – Chapter 9, Section 903.2.7
of the International Fire Code, 2003 Edition,
entitled “Group R,” is hereby amended to
read as follows:
Section 903.2.7 – Group R Occupan-
cies: An automatic sprinkler system in-
stalled in accordance with Section 903.3
shall be provided throughout all buildings
with a Group R fire area.
44. Group R-3 – Chapter 9, Section
903.2.7.1 of the International Fire Code, 2003
Edition, entitled “Group R-3,” is hereby added
to read as follows:
Section 903.2.7.1 – Group R-3 occu-
pancy. When the occupancy has over
twelve thousand (12,000) square feet of
gross floor area.
45. Dwellings – Chapter 9, Section
903.2.7.2 of the International Fire Code, 2003
Edition, entitled “Dwellings,” is hereby added
to read as follows:
Section 903.2.7.2 – Dwellings. When
proposed within all residential zones,
clustered or constructed so that, when at-
tached, the total square foot gross floor
area of all dwelling units exceeds twelve
thousand (12,000) square feet. For the
purpose of this subsection, portions of
buildings separated by one or more fire-
walls will not be considered a separate
building.
46. Automatic Sprinkler Systems in New
Buildings – Chapter 9, Section 903.2.14 of
the International Fire Code, 2003 Edition, en-
titled “Automatic Sprinkler Systems in New
Buildings,” is hereby added, to read as fol-
lows:
Section 903.2.14 – Automatic Sprin-
kler Systems in New Buildings:
a. Section 903.2.14.1 – A fully auto-
matic fire protection sprinkler system is to
be installed in all new buildings in excess
of twelve thousand (12,000) square feet
total gross floor area, regardless of verti-
cal or horizontal fire barriers, such sprin-
kler system shall be designed, installed
and tested as per Section 903.3.
b. Section 903.2.14.2 – A fully auto-
matic fire protection sprinkler system
may be required by the Chief of the Fire
Department or the Fire Code Official for
buildings less than twelve thousand
(12,000) square feet gross floor area
when, in their judgment, supported by
written documentation from a profes-
sional organization (such as NFPA, ICC,
SBCC, U.L., ISO, etc.) verifies that haz-
ardous operations, hazardous contents,
critical exposure problems, limited acces-
sibility to the building or other items may
contribute to a definite hazard.
47. Sprinkler Systems in Remodeled
Buildings – Chapter 9, Section 903.2.15 of
the International Fire Code, 2003 Edition, en-
titled “Sprinkler systems in remodeled build-
ings,” is hereby added, to read as follows:
Section 903.2.15 – Sprinkler Systems
in Remodeled Buildings:
a. Section 903.2.15.1 – When existing
buildings with full sprinkler systems are
remodeled or added onto, the remodeled
or added on portion shall be fully sprin-
klered.
b. Section 903.2.15.2 – When an exist-
ing building is added onto or remodeled
and the resulting total square foot gross
floor area exceeds twelve thousand
(12,000) square feet, then the entire
structure shall be fully sprinklered.
4-5-070C
5 - 14.5 (Revised 7/04)
48. NFPA 13R Sprinkler Systems – Chap-
ter 9, Section 903.3.1.2 of the International
Fire Code, 2003 Edition, entitled “NFPA 13R
sprinkler systems,” is hereby amended to
read as follows:
Section 903.3.1.2 NFPA 13R sprinkler
systems. Where allowed in buildings of
Group R, up to and including four stories
in height, automatic sprinkler systems
shall be installed throughout in accor-
dance with NFPA 13R. NFPA 13R sys-
tems shall be limited to buildings with a
maximum gross floor area of 12,000
square feet.
49. Alarms – Chapter 9, Section 903.4.2
of the International Fire Code, 2003 Edition,
entitled “Alarms,” is hereby amended to read
as follows:
Section 903.4.2 Alarms: Approved audi-
ble and visible alarm notification appli-
ances shall be provided for every
automatic sprinkler system in accor-
dance with Section 907 and throughout
areas designated by the Fire Code Offi-
cial. Sprinkler water-flow alarm devices
shall be activated by water flow equiva-
lent to the flow of a single sprinkler of the
smallest orifice size installed in the sys-
tem. Alarm devices shall be provided on
the exterior of the building in an approved
location. Where a fire alarm system is in-
stalled, actuation if the automatic sprin-
kler system shall actuate the building fire
alarm system.
Exception:
a. With approval of the Fire Code Offi-
cial, audible and visible alarm notification
appliances may be omitted for approved
residential sprinkler systems in 1 or 2
dwelling units if not otherwise specifically
required.
b. Approved domestically supplied lo-
cal systems with 10 heads or less per
building.
50. Floor Control Valves – Chapter 9,
Section 903.4.3 of the International Fire
Code, 2003 Edition, entitled “Floor control
valves,” is hereby amended to read as fol-
lows:
Section 903.4.3 Floor control valves.
Approved supervised indicating control
valves shall be provided at the point of
connection to the riser on each floor.
Exception: When approved by the Fire
Code Official in NFPA 13D and NFPA
13R Systems.
51. Standpipe Systems – Chapter 9, Sec-
tion 905.3.1 of the International Fire Code,
2003 Edition, entitled “Building height,” is
hereby amended to read as follows:
905.3.1 Building height. Class III stand-
pipe systems shall be installed through-
out buildings where the floor level of the
highest story is located more 20 feet
above the lowest level of the fire depart-
ment vehicle access, or where the floor
level of the lowest story is located more
than 20 feet below the highest level of fire
department vehicle access.
Exceptions:
a. Class I standpipes are allowed in
buildings equipped throughout with an
automatic sprinkler system in accor-
dance with Section 903.3.1.1 or
903.3.1.2.
b. Class I manual standpipes are al-
lowed in open parking garages where the
highest floor is located not more than 150
feet (45 720 mm) above the lowest level
of fire department vehicle access.
c. Class I manual dry standpipes are al-
lowed in open parking garages that are
subject to freezing temperatures, pro-
vided that the hose connections are lo-
cated as required for Class II standpipes
in accordance with Section 905.5.
d. Class I standpipes are allowed in
basements equipped throughout with an
automatic sprinkler system.
e. Group R-3 does not require stand-
pipes.
52. High Rise Building Standpipes –
Chapter 9, Section 905.3.7 of the Interna-
tional Fire Code, 2003 Edition, entitled “High
rise building standpipes,” is hereby amended
4-5-070C
(Revised 7/04)5 - 14.6
by adding a new section, 905.3.7, to read as
follows:
905.3.7 High Rise Building Stand-
pipes. Standpipe risers shall be combi-
nation standpipe/sprinkler risers using a
minimum pipe size of 6 in. Two 2-1/2 in.
hose connections shall be provided on
every intermediate floor level landing in
every required stairway unless otherwise
approved by the fire code official. Where
pressure reduction valves (PRV) are re-
quired, each hose connection shall be
provided with its own PRV. The system
shall be designed to provide a minimum
flow of 300 gpm at a minimum pressure
of 150 psi (maximum 200 psi) at each
standpipe connection, in addition to the
flow and pressure requirements con-
tained in NFPA 14.
53. Dry Standpipes – Chapter 9, Section
905.3 of the International Fire Code, 2003
Edition, is hereby amended to add a new sub-
section entitled “Dry standpipes,” to read as
follows:
Section 905.8 Dry standpipes. Dry
standpipes when approved by the fire
code official are acceptable in other than
high-rise buildings.
54. Portable Fire Extinguishers – Chap-
ter 9, Subsection 906.1, “Where required,”
of the International Fire Code, 2003 Edition,
is hereby amended by deleting Exception to
item number 1.
55. Group A – Chapter 9, Section 907.2.1
of the International Fire Code, 2003 Edition,
entitled “Group A,” is hereby amended by de-
leting the Exception.
56. Group B – Chapter 9, Section 907.2.2
of the International Fire Code, 2003 Edition,
entitled “Group B,” is hereby amended to
read as follows:
Section 907.2.2 – Group B. A manual
fire alarm system shall be installed in the
following Group B Occupancies:
a. Those having an occupant load of
500 or more persons or more than 100
persons above or below the lowest level
of exit discharge.
b. Those that are two (2) or more sto-
ries in height and 10,000 square feet or
more in area.
Exception: Deleted.
57. Group E – Chapter 9, Section 907.2.3
of the International Fire Code, 2003 Edition,
entitled “Group E,” is hereby amended by de-
leting Exception number 2.
58. Group F – Chapter 9, Section 907.2.4
of the International Fire Code, 2003 Edition,
entitled “Group F,” is hereby amended by de-
leting Exception.
59. Group M – Chapter 9, Section 907.2.7
of the International Fire Code, 2003 Edition,
entitled “Group M,” is hereby amended by de-
leting Exception.
60. Manual Fire Alarm System – Chapter
9, Section 907.2.8.1 of the International Fire
Code, 2003 Edition, is hereby amended by
deleting Exceptions 1 and 2.
61. Group R-2 – Chapter 9, Section
907.2.9 of the International Fire Code, 2003
Edition, entitled “Group R-2,” is hereby
amended by deleting Exceptions 1, 2, and 3.
62. Multi-Family Complexes – Chapter 9
of the International Fire Code, 2003 Edition,
is hereby amended by adding the following
subsection, 907.2.9.1, to read as follows:
Section 907.2.9.1– Multi-family com-
plexes. Multi-family complexes with
three (3) or more separate buildings
within the complex, including recreation
and/or day-care buildings, shall be pro-
vided with approved fire alarm systems
regardless of size. The buildings within
the complex shall have each building
monitored by an approved central sta-
tion.
63. Location – Chapter 9, Section 907.4.1
of the International Fire Code, 2003 Edition,
entitled “Location,” is hereby amended by de-
leting Exception.
64. Maintenance, Inspection and Testing
– Chapter 9, Section 907.20.5 of the Interna-
tional Fire Code, 2003 Edition, is amended by
4-5-070C
5 - 14.7 (Revised 7/04)
adding a new subsection entitled “Noncon-
forming alarm systems,” to read as follows:
Section 907.20.5.1 – Nonconforming
alarm systems. In the event that an
alarm system may not meet these re-
quirements, it shall be a further require-
ment of this chapter that modifications
necessary to meet these minimum levels
are made to the alarm system and subse-
quent testing be conducted prior to any
occupancy being granted.
65. Fire Watch – Chapter 14, Section
1404.5 of the International Fire Code, 2003
Edition, entitled “Fire watch,” is hereby
amended to read as follows:
Section 1404.5 Fire watch. When re-
quired by the fire code official for building
construction or demolition that is hazard-
ous in nature, qualified personnel shall
be provided to serve as an on-site fire
watch. Fire watch personnel shall be pro-
vided with at least one approved means
for notification of the fire department and
their sole duty shall be to perform con-
stant patrols and watch for the occur-
rence of fire.
66. Unattended Self-Service Motor
Fuel-Dispensing Facility – Chapter 22,
Section 2204 of the International Fire Code,
2003 Edition, subsection 2204.3.1 entitled
“General,” is hereby amended to read as fol-
lows:
Section 2204.3.1 General. Unattended
self-service motor fuel-dispensing facili-
ties, open to the general public are not al-
lowed. As a condition of approval of fleet
vehicle fueling and private fueling facili-
ties, the owner or operator shall provide,
and be accountable for, daily site visits,
regular equipment inspection and main-
tenance.
67. Materials Classification – Chapter 27,
Section 2703.9 of the International Fire
Code, 2003 Edition, is hereby amended by
adding a new subsection, 2703.9.10, entitled
“Manufacturer’s limitations,” and Section
2703.9, to read as follows:
a. Section 2703.9 General safety pre-
cautions. General precautions for the
safe storage, handling or care of hazard-
ous materials shall be in accordance with
Sections 2703.9.1 through 2703.9.10.
b. Section 2703.9.10 Manufacturer’s
Limitations. The storage and use of haz-
ardous materials shall not exceed the
manufacturer’s limitations on shelf life
and any other restrictions on use.
68. Hazardous Materials – Chapter 27,
Section 2701.5, “Permits,” of the Interna-
tional Fire Code, 2003 Edition, is hereby
amended to read as follows:
Section 2701.5 Permits. Permits shall
be required as set forth in Sections 105.6
and 105.7.
When required by the fire code official,
permittees shall apply for approval to per-
manently close a storage, use or han-
dling facility. Such application shall be
submitted at least 30 days prior to the ter-
mination of the storage, use or handling
of hazardous materials. The fire code of-
ficial is authorized to require that the ap-
plication be accompanied by an
approved facility closure plan in accor-
dance with Section 2701.5.3.
All new installations and/or modifications
or additions to existing systems shall re-
quire plan review and permit fees as stip-
ulated in RMC 4-1-150, Fire Prevention
Fees.
69. Explosives and Fireworks – Chapter
33 of the International Fire Code, 2003 Edi-
tion, is hereby amended to read as follows:
a. The possession, sale and discharge
of all fireworks is prohibited in the City of
Renton, as of May 21, 2005.
b. Exception – Section 3301.4.6.1:
Displays authorized by the City Council
under permit issued pursuant to City
Code, and the Washington Administra-
tive Code, if required.
c. Section 3301.4.7 – Public Display;
Insurance Required: Any applicant
shall, at the time of issuance of such li-
cense, submit to the City proper evidence
of public liability and property damage in-
4-5-070C
(Revised 7/04)5 - 14.8
surance and such applicant shall main-
tain the insurance in a company or
companies approved by the City with
amounts as follows: One million dollars
($1,000,000.00) or more for injuries to
any one (1) person in one (1) accident or
occurrence; two million dollars
($2,000,000.00) or more for injuries to
two (2) or more persons in any one (1)
accident or occurrence; one million dol-
lars ($1,000,000.00) for damage to prop-
erty in any one (1) accident or
occurrence.
Such insurance shall name the City as an
additional insured and shall not be can-
cellable except by a 45-day pre-cancella-
tion notice in writing to the City.
d. Section 3301.4.7.1 – Pyrotechnic
Operator Required: Every city-autho-
rized display of fireworks shall be han-
dled and supervised by a state licensed
pyrotechnic operator.
e. Enforcement Section 3301.4.9 –
Enforcement Officer: The Fire Code Of-
ficial or the Official’s duly authorized rep-
resentative is hereby designated as the
enforcing officer of this chapter. For acts
that are deemed in violation of the law,
whether civil infraction or misdemeanor,
the Police Department is also authorized
to enforce the law.
f. Penalty: Any violation of this Sub-
section on Fireworks shall be an infrac-
tion only and punishable under RMC
1-3-2 entitled Civil Penalties, except pos-
session, sale or discharge of fireworks
not classified as “consumer” by statute,
as now or hereafter amended, shall be
subject to such fines and penalties as set
forth in RCW 70.77.488, 70.77.540, and
chapter 212-17 WAC. (Amd. Ord. 5078,
5-17-2004; Ord. 5086, 6-21-2004; Ord.
5088, 6-28-2004)
70. Underground Tanks – Chapter 34,
Section 3404.2.11 of the International Fire
Code, 2003 Edition, entitled “Underground
tanks,” is hereby amended to read as follows:
Section 3404.2.11 Underground tanks.
Underground storage of flammable and
combustible liquids in tanks shall comply
with Section 3404.2 and Sections
3404.2.11.1 through 3404.2.11.5.2. Cor-
rosion protection shall comply with WAC
173-360-305.
All new underground storage tanks shall
conform to the standards as defined in
the “Underground Storage Tank Second-
ary Containment Ordinance” (RMC
4-5-120). All provisions of the “Under-
ground Storage Tank Secondary Con-
tainment Ordinance” shall apply to the
installation, use, maintenance and aban-
donment of underground storage tanks.
All unauthorized releases from under-
ground storage tanks shall be reported in
conformance with RMC 4-5-120K, Re-
lease Reporting Requirements. Leaking
tanks shall be promptly emptied and re-
moved from the ground and abandoned
in accordance with section 3404.2.14. All
new above ground and underground tank
installations and modifications or addi-
tions to existing systems shall be subject
to plan review and installation fees as de-
scribed in RMC 4-1-150.
71. Annual Certification of Monitoring
System – Chapter 34, Section 3404.2.11.5
of the International Fire Code, 2003 Edition,
entitled “Leak Prevention,” is hereby
amended by adding a new subsection, to
read as follows:
Section 3404.2.11.5.3 Leak Detection
System Maintenance and Certifica-
tion. Leak detection devices and moni-
toring systems installed in accordance
with this section shall be inspected and
tested at least annually by a qualified
third party, and the test results main-
tained on site for at least one year.
72. Appendix B – Fire-Flow Require-
ments for Buildings, International Fire
Code, 2003 Edition, Section B104.2 entitled
“Area separation,” is hereby amended to read
as follows:
B104.2 Area separation. Portions of
buildings, which are separated by one or
more four-hour firewalls constructed in
accordance with the International Build-
ing Code, without openings, and pro-
vided with a 30-inch parapet, are allowed
4-5-070D
5 - 14.9 (Revised 7/04)
to be considered as separate fire areas.
(Ord. 4547, 7-24-1995; Amd. Ord. 4769,
3-8-1999; Ord. 5086, 6-21-2004)
D. FIRE HYDRANTS:
1. Required for Construction: All build-
ings constructed within the City of Renton
shall be served by fire hydrants installed in
accordance with the requirements of this
Section. (Ord. 4007, 7-14-1986)
a. Plans Required Prior to Permit: No
building permit shall be issued until plans
required under this Chapter have been
submitted and approved in accordance
with the provisions contained in this
Chapter.
b. Installation Timing: No construc-
tion beyond the foundation shall be al-
lowed until hydrants and mains are in
place, unless approved by the appropri-
ate City authority, following appropriate
application and a finding that there is no
life or safety threat involved.
c. Upgrade of Existing Hydrants Re-
quired: In addition, presently existing fire
hydrants which do not conform with the
requirements and standards of this Sec-
tion when replaced shall be replaced with
hydrants which do conform to the stan-
dards and requirements of this Section.
(Ord. 4007, 7-14-1985)
2. Fire Hydrant Requirements in Com-
mercial, Business, Industrial and Manu-
facturing Areas:
a. Installation Required: The owner of
any building hereafter constructed or
used in the City which building or struc-
ture is not located or accessible within
one hundred fifty feet (150′) of any fire
hydrant and such building or structure
being located or situated in any area
zoned and to be used, or actually used
for any commercial, business, industrial
or manufacturing purpose shall, at his ex-
pense, install or cause to have installed
fire hydrant or hydrants together with the
necessary pipes, appurtenances and
connections in order to connect and hook
on said hydrant or hydrants to the City’s
existing water supply. It shall be unlawful
for any person to own, occupy or use any
building or structure as defined in RMC
8-4-24B, C and D, unless such building
or structure is located within one hundred
fifty feet (150′) of any fire hydrant. (Amd.
Ord. 4769, 3-8-1999)
b. Number and Location of Hy-
drants: The number and location of such
hydrants shall be in accordance with
good fire engineering practice and stan-
dards, the size, location, and construc-
tion to comply with the rules and
regulations of the American Insurance
Association formerly known as the Na-
tional Board of Fire Underwriters and all
of such installations to be duly approved
by the Fire Department prior to its accep-
tance thereof by the City.
c. Applicability to Annexed Proper-
ties: The aforesaid requirements shall
likewise apply to any such building or
structure as hereinabove defined which
is hereafter annexed to the City. (Ord.
2434, 9-23-1968)
3. Fire Hydrants in Other Areas: The
owner or party in control of any building here-
after constructed in or annexed to the City
and which said structure or building is used
for school, church, rest home, hospital or mul-
tiple residential apartments (four (4) individ-
ual apartment units or more) or any other
place of public assembly, and wheresoever
located, shall at his expense install or cause
to be installed fire hydrant or hydrants unless
adequate and sufficient hydrants are located
or accessible within one hundred fifty feet
(150′) of any such building or structure. The
number, location, size and type of such hy-
drant or hydrants to be installed shall be as
specified in RMC 8-4-24B, further reference
hereby had thereto, and all of such installa-
tion to be approved by the City Fire Depart-
ment. (Amd. Ord. 4769, 3-8-1999)
4. Fire Hydrants; Special Locations: In
addition to the foregoing requirements, addi-
tional hydrant or hydrants may be required or
separately required in areas which are being
utilized for open storage of flammable prod-
ucts, including flammable liquids, or other ar-
eas of special fire hazards with spacing and
floor requirements based on the fire protec-
tion required in each instance; the number,
4-5-070D
(Revised 7/04)5 - 14.10
size, type and location of hydrants for the
aforesaid purpose shall be as specified in
subsection D2 of this Section and all of such
installations to be subject to the approval of
the Fire Department.
5. Multiple Uses – Contract: In the event
that the installation of any such fire hydrant or
hydrants as above set forth, and the connect-
ing system pertaining thereto, should benefit
two (2) or more properties then the owners of
such benefited properties shall share the cost
of such installation in the proportion of the
benefits so derived. Whenever an owner is
required to install such fire hydrant or fire hy-
drants under the provision of this Section and
which installation will benefit outer properties
not owned or controlled by such owner, then
in any such case such owner may apply to
the City for an agreement under the provi-
sions of the Municipal Water and Sewer Fa-
cilities Act known as chapter 261 of the
Sessions Laws of 1959 and any such agree-
ment between such owner and the City shall
run for a period not to exceed five (5) years
and thus permit such owner to recover a por-
tion of the cost of such initial installation from
other parties in the event of any such future
hook up or connection. Such contract shall
further provide that the owner of any building
4-5-080B
5 - 17 (Revised 11/07)
defined risk shall be based on the
amount of fire flow that is required to pro-
tect said risk. The requirement shall be
one hydrant per one thousand (1,000)
g.p.m. fire flow. These fire hydrants shall
be located no closer than fifty feet (50')
from the structure and no greater than
three hundred feet (300'). All hydrants
are to be accessible to Fire Department
pumpers over roads capable of support-
ing such fire apparatus. The Fire Marshal
shall determine the location of the hy-
drants based upon a determination of
utility, topography and building or struc-
ture; minor deviations may be granted by
Fire Department approval of written re-
quests. (Ord. 3541, 5-4-1981; Amd. Ord.
4769, 3-8-1999)
13. Water System Requirements for Hy-
drants: All fire hydrants shall be served by a
municipal or quasi-municipal water system,
or as otherwise approved by the Fire Mar-
shal. (Ord. 4007, 7-14-1986)
14. Service and Testing of Hydrants: All
hydrants shall be subject to testing, inspec-
tion and approval by the Fire Control Division.
(Ord. 4007, 7-14-1986)
15. Prohibited Hydrants: The installation
of flush type hydrants is prohibited unless ap-
proved by the Fire Marshal and such ap-
proval shall be given only when permitted fire
hydrants would be dangerous or impractical.
The showing of such danger or impracticabil-
ity shall be the burden of the builder. (Ord.
3541, 5-4-1981)
16. Dead End Mains Prohibited: Provi-
sions shall be made wherever appropriate in
any project for looping all dead end or tempo-
rarily dead end mains. A minimum fifteen foot
(15') easement shall be required. Construc-
tion plans must be approved by the Public
Works Department as per this Section and
other applicable City regulations prior to com-
mencement of construction. (Ord. 3541,
5-4-1981)
17. Meter or Detection Required for Pri-
vate Water or Fire Service: Services for fire
protection must be metered or detector
checkered at the expense of the owner and
fitted with such fixtures only as are needed for
fire protection and must be entirely discon-
nected from those used for other purposes.
(Ord. 4441, 2-28-1994)
18. Use for Other Than Fire Protection
Prohibited: In no case will any tap be made
upon any pipe used for fire service purposes
or any tank connected therewith, nor shall the
use of any water be permitted through any
fire service nor through any pipes, tanks or
other fixtures therewith connected for any
purposes except the extinguishing of fire on
such premises or testing flows for fire control
purposes. (Ord. 4441, 2-28-1994)
19. Changes Requiring Increased Fire
Protection: Whenever any change in the
use, occupancy or construction of any pre-
mises or purposes as hereinabove defined
require any increased fire and hydrant pro-
tection, the owner, owners or person in
charge of such premises shall proceed
promptly toward securing adequate protec-
tion and all such installation or changes to be
completed providing for such increased fire
protection, prior to the use or occupancy of
such facilities.
20. Violation of This Section and Penal-
ties: Unless otherwise specified, violations of
this Section are misdemeanors subject to
RMC 1-3-1. Each day upon which a violation
occurs or continues constitutes a separate of-
fense. (Ord. 3541, 5-4-1981; Ord. 5159,
10-17-2005)
4-5-080 UNIFORM HOUSING CODE:
A. ADOPTION:
The “Uniform Housing Code, 1997 Edition,” as
published by the “International Conference of
Building Officials” is hereby adopted by refer-
ence. (Ord. 3216, 4-10-1978; Amd. Ord. 4768,
3-8-1999)
B. CITY AMENDMENTS TO CERTAIN
UNIFORM HOUSING CODE
PROCEDURES:
RMC 4-9-050, Abatement of Dangerous Build-
ings, shall be used for procedures in the Uniform
Housing Code, chapters 9 through 14. (Ord.
3760, 12-5-1983; Amd. Ord. 4768, 3-8-1999)
4-5-090A
(Revised 11/07)5 - 18
4-5-090 INTERNATIONAL
MECHANICAL CODE:
A. ADOPTION:
The “Uniform Mechanical Code, 2006 Edition,” as
published by the “International Code Council,” as
amended by chapter 51-42 WAC, is hereby
adopted by reference. (Ord. 4546, 7-24-1995;
Amd. Ord. 4768, 3-8-1999; Ord. 5085, 6-21-2004;
Ord. 5297, 7-2-2007)
B. APPEALS BOARD:
The Appeals Board for purposes of Section 109
shall be the Planning/Building/Public Works Ad-
ministrator or his/her designee. (Ord. 4546,
7-24-1995; Amd. Ord. 5085, 6-21-2004; Ord.
5157, 9-26-2005)
4-5-100 INTERNATIONAL FUEL GAS
CODE:
A. ADOPTION:
The “International Fuel Gas Code, 2006 Edition,”
as published by the “International Code Council,”
as amended by chapter 51-42 WAC, is hereby
adopted by reference. (Amd. Ord. 5297,
7-2-2007)
B. APPEALS BOARD:
The Appeals Board for purposes of Section 109.1
shall be the Planning/Building/Public Works Ad-
ministrator or his/her designee. (Ord. 5157,
9-26-2005)
C. VIOLATIONS AND PENALTIES:
The first paragraph of Section 108.4 of the IFGC,
relating to violations and penalties, is amended
by substituting in its stead the following language:
Unless otherwise specified, violations of this Sec-
tion are misdemeanors subject to RMC 1-3-1.
(Ord. 5085, 6-21-2004; Ord. 5159, 10-17-2005)
4-5-110 UNIFORM PLUMBING CODE:
A. ADOPTION:
The Uniform Plumbing Code, 2006 Edition, as
published by the “International Association of
Plumbing and Mechanical Officials,” and chapters
51-56 and 51-57 WAC, are hereby adopted by
reference. (Ord. 4358, 7-20-1992; Amd. Ord.
4768, 3-8-1999; Ord. 5010, 5-19-2003; Ord.
5085, 6-21-2004; Ord. 5297, 7-2-2007)
B. STATE AMENDMENTS TO UNIFORM
PLUMBING CODE:
Whenever there is a discrepancy in the require-
ments between the Uniform Plumbing Code, as
published by the “International Association of
Plumbing and Mechanical Officials,” and chapters
51-56 and 51-57 WAC, the Washington Adminis-
trative Code sections will be deemed to have
amended the Uniform Plumbing Code, as pub-
lished by the “International Association of Plumb-
ing and Mechanical Officials.” (Ord. 4358,
7-20-1992; Amd. Ord. 4768, 3-8-1999; Ord. 5010,
5-19-2003; Ord. 5085, 6-21-2004; Ord. 5297,
7-2-2007)
C. CITY AMENDMENTS TO UNIFORM
PLUMBING CODE:
Section 102.3: The first paragraph of Section
102.3 of the UPC, relating to violations and pen-
alties, is amended by substituting in its stead
RMC 1-3-2, Civil Penalties. (Formerly 4-5-100.
Ord. 3760, 12-5-1983; Amd. Ord. 4768, 3-8-1999;
Ord. 5010, 5-19-2003; Ord. 5085, 6-21-2004;
Ord. 5297, 7-2-2007)
4-5-120 UNDERGROUND STORAGE
TANK SECONDARY CONTAINMENT
REGULATIONS:
A. PURPOSE:
1. The purpose of this Section is to estab-
lish secondary containment and monitoring
requirements for new underground storage
facilities which store regulated substances in-
cluding hazardous materials, flammable liq-
uids, toxic substances and combustible
liquids. This Section establishes construction
standards for new underground storage facil-
ities, establishes separate monitoring stan-
dards for new and existing underground
storage facilities, establishes uniform stan-
dards for release reporting, emergency re-
sponse and abandonments, and specifies
permit procedures.
B. INTENT:
It is the intent of this Section to provide a method
by which:
1. To safely store regulated substances in-
cluding hazardous materials, flammable and
combustible liquids, and toxic substances in
underground storage facilities; to trap and
safely hold for recovery any regulated sub-
4-5-120B
5 - 18.1 (Revised 12/05)
stance which may leak from underground
storage facilities;
2. To provide a systematic means of moni-
toring to determine the presence of any
leaked substance so that it may be safely re-
covered in a timely manner;
(Revised 12/05)5 - 18.2
This page left intentionally blank.
4-5-120E
5 - 19 (Revised 6/05)
3. To provide a means to monitor existing
underground storage facilities to detect leaks;
4. To protect groundwater resources;
5. To protect the City’s drinking water sup-
ply from impacts caused by regulated sub-
stances; and
6. To reduce the fire and life safety hazards
associated with substances that might other-
wise escape from a primary container.
C. COMPLIANCE WITH THE FIRE CODE
REQUIRED:
In addition to the provisions of this Section, all un-
derground storage facilities installations shall
meet all applicable provisions and requirements
of chapters 27 and 34 of the International Fire
Code. (Amd. Ord. 5086, 6-21-2004)
D. APPLICABILITY:
1. Persons who own one or more under-
ground storage facilities storing regulated
substances (including hazardous sub-
stances, flammable liquids, toxic substances,
and combustible liquids) shall comply with
this Chapter. If the operator of the under-
ground storage facility is not the owner, then
the owner shall enter into a written contract
with the operator requiring the operator to
comply with this Section.
2. All new underground storage facilities
which store regulated substances must com-
ply with the construction and monitoring stan-
dards for new underground storage facilities
as set forth in this Section.
3. All existing underground storage facilities
which store regulated substances must com-
ply with the monitoring standards for existing
underground facilities which are set forth in
this Section. However, existing underground
storage facilities which meet the construction
and monitoring standards for new facilities as
set forth in this Section may be issued per-
mits and regulated pursuant to the standards
and procedures for new facilities.
4. All owners and/or operators of under-
ground storage facilities which store regu-
lated substances now, have stored regulated
substances in the past, or have the ability to
store regulated substances in the future must
comply with the release reporting require-
ments, the closure requirements and the per-
mit application requirements as set forth in
this Section.
5. The detection of any unauthorized re-
lease shall require compliance with the re-
porting requirements of this Section. (Amd.
Ord. 5086, 6-21-2004)
E. EXCLUSIONS:
This Section specifically excludes regulation of
the following:
1. Farm or residential tanks of one thou-
sand one hundred (1,100) gallons or less ca-
pacity used for storing motor fuel for
noncommercial purposes, except for new
tank installations in the City’s Aquifer Protec-
tion Area;
2. Tanks used for storing heating oil for con-
sumption use by single family residences, ex-
cept for new tank installations in the City’s
Aquifer Protection Area;
3. Septic tanks;
4. Storage tanks situated in an underground
area (such as a basement, cellar, minework-
ing, drift, shaft or tunnel) if the storage tank is
situated upon or above the surface of the
floor;
5. Pipeline facility: Pipelines which trans-
port regulated substances interjurisdiction-
ally;
6. Surface impoundment, pit, pond or la-
goon;
7. Stormwater or wastewater collection sys-
tem;
8. Flow-through process tanks; or
9. Liquid trap or associated gathering lines
directly related to oil or gas production and
gathering operations.
4-5-120F
(Revised 6/05)5 - 20
F. FIRE CODE OFFICIAL AND FIRE
DEPARTMENT AUTHORITY AND
RESPONSIBILITY:
The Fire Department shall not issue a permit to
operate an underground storage facility until the
Department inspects the underground storage fa-
cility and determines that the underground stor-
age facility complies with the provisions of these
regulations. The Fire Code Official or the Official’s
duly authorized representative is hereby desig-
nated as the enforcing officer of this Section. In
addition to all other grounds for revocation or ter-
mination of permits set forth in the general provi-
sions hereof, any failure or refusal on the part of
a permittee to obey any rule, regulation, condition
or law concerning the installation, maintenance,
or removal of underground storage facilities shall
be grounds for revocation of a permit. (Amd. Ord.
5086, 6-21-2004)
G. DEFINITIONS OF TERMS USED IN
THIS SECTION:
ABANDONMENT OF UNDERGROUND STOR-
AGE FACILITIES:
1. The relinquishment or termination or pos-
session, ownership or control without full dis-
closure to the new owner thereof of contain-
ers, tanks, or pipes which have stored in the
past or are currently storing regulated sub-
stances whether by vacating or by disposition
thereof and shall not depend on a mere lapse
of time; or
2. Storage facilities which have been sub-
stantially emptied and unattended.
AQUIFER PROTECTION AREA (APA): Refer to
RMC 4-3-050B, Applicability – Critical Areas Des-
ignations/Mapping, and RMC 4-11-010, Defini-
tions A. (Amd. Ord. 4851, 8-7-2000)
CLOSURE OF UNDERGROUND STORAGE
FACILITIES: The lawful emptying and/or removal
of underground storage facilities pursuant to a
permit issued by the Fire Department and in con-
formance with chapter 34 of the International Fire
Code. (Amd. Ord. 5086, 6-21-2004)
CONTINUOUS MONITORING: A system using
automatic equipment which routinely performs
the required monitoring on a periodic or cyclic ba-
sis throughout each day.
DEPARTMENT: The City of Renton Fire Depart-
ment.
DOUBLE-WALLED: A container with two (2)
complete shells which provide both primary and
secondary containment. The outer shell must pro-
vide structural support and must be constructed
primarily of nonearthen materials including, but
not limited to, concrete, steel, and plastic.
EXISTING UNDERGROUND STORAGE FACIL-
ITY: Any underground storage facility that is not a
new underground storage facility. The term in-
cludes any underground storage facility which
has contained a hazardous substance in the past
and, as of July 1, 1987, had the physical capacity
of being used again (it had not been removed or
completely filled with an inert solid).
LEAK DETECTION SYSTEM: A system or tech-
nology capable of detecting, within twenty four
(24) hours, the failure of either the primary or sec-
ondary containment structure or the presence of
liquid in the secondary containment structure.
MEMBRANE LINER: Any membrane sheet ma-
terial fabricated into system for secondary con-
tainment. A membrane liner is placed external to
a tank, in order to be an impermeable barrier be-
tween a primary containment device including
pipes, and the ground. The membrane must pro-
vide a complete envelope that will prevent both
lateral and vertical migration of the stored product
out of the containment system and will be free of
cracks and gaps.
NATIONALLY RECOGNIZED INDEPENDENT
TESTING ORGANIZATION: Any one of the fol-
lowing organizations, or other organizations ap-
proved by the Fire Code Official:
American National Standards Institute (ANSI)
American Society of Mechanical Engineers
(ASME)
American Society for Testing and Materials
(ASTM)
National Association of Corrosion Engineers
(NACE)
National Sanitation Foundation (NSF)
Underwriters Laboratories (UL)
4-5-120H
5 - 21 (Revised 7/04)
Underwriters Laboratories of Canada, Inc.
(ULC)
(Amd. Ord. 5086, 6-21-2004)
NEW UNDERGROUND STORAGE FACILITY:
Any underground storage facility subject to this
Section which is installed after the effective date
of this Section or which complies with the require-
ments of RMC 4-5-120H.
OPERATOR: Any person in control of, or having
responsibility for, the daily operation of a storage
facility.
OWNER: Includes his duly authorized agent or
attorney, a purchaser, devisee, fiduciary and a
person having vested or contingent interest in the
property in question.
PRIMARY CONTAINMENT: A device (such as a
tank, pipe, drum) and associated appurtenances
which holds a regulated substance.
PRODUCT TIGHT: Impervious to the substance
which is contained, or is to be contained, so as to
prevent the seepage of the substance from the
primary containment. To be product tight, the pri-
mary container shall not be subject to physical or
chemical deterioration by the substance which it
contains over the useful life of the tank.
REGULATED SUBSTANCES: Any hazardous
materials, flammable liquid, combustible liquid, or
toxic substances which are more particularly de-
fined as:
1. Flammable Liquid: Any liquid having a
flash point below one hundred degrees
(100°) Fahrenheit and having a vapor pres-
sure not exceeding forty (40) pounds per
square inch (absolute) at one hundred de-
grees (100°) Fahrenheit.
2. Combustible Liquid: A liquid having a
flash point at or above one hundred degrees
(100°) Fahrenheit.
3. Hazardous Materials: Includes such
materials as flammable solids, corrosive liq-
uids, radioactive materials, oxidizing materi-
als, highly toxic, materials, poisonous gases,
reactive materials, unstable materials, hyper-
bolic materials and pyrophoric materials as
defined in chapter 2 of the International Fire
Code and any substance or mixture of sub-
stances which is an irritant, a strong sensi-
tizer or which generates pressure through
exposure to heat, decomposition or other
means.
4. Toxic Substance: Any material, either
singularly or in combination, which may pose
a present or potential hazard to human health
or to the quality of groundwaters when im-
properly used, stored, transported or dis-
posed of or otherwise mismanaged including
fertilizers, herbicides, and pesticides. (Amd.
Ord. 5086, 6-21-2004)
SECONDARY CONTAINMENT: A system which
will completely collect and contain all primary
containment spills and leaks, and contaminated
precipitations, until appropriate remedial action
can be determined.
SINGLE-WALLED: A container with one shell in
which regulated substances can or are being
stored and which provides primary containment.
UNAUTHORIZED RELEASE: Any spilling, leak-
ing, emitting, discharging, escaping, leaching, or
disposing from any underground storage tank into
groundwater, surface water, or subsurface soils.
Unauthorized release does not include intentional
withdrawals of hazardous substances for the pur-
pose of legitimate sale, use or disposal.
UNDERGROUND STORAGE FACILITY: A tank,
pipe, vessel or other container, or any combina-
tion of the foregoing, used or designed to be used
for the underground storage or underground
transmission of regulated substances and the vol-
ume of which (including the volume of the under-
ground pipes connected thereto) is ten percent
(10%) or more beneath the surface of the ground.
The underground storage facilities include but are
not limited to line leak detectors, monitoring wells,
continuous automatic leak detection systems, and
secondary containment systems associated
therewith.
H. NEW UNDERGROUND STORAGE
FACILITIES AND MONITORING
STANDARDS:
1. Applicability: The following subsections
shall apply to all new installations of primary
and secondary containers including leak in-
terception and detection systems. (Amd. Ord.
5086, 6-21-2004)
4-5-120H
(Revised 7/04)5 - 22
2. Standards for New Underground Stor-
age Facilities:
a. Primary and secondary levels of con-
tainment shall be required for all new un-
derground storage facilities used for the
storage of regulated substances.
b. All primary containers shall be prod-
uct-tight and shall be installed in accor-
dance with all applicable sections of
chapter 34 of the International Fire Code.
c. All secondary containers shall be
constructed of materials of sufficient
thickness, density, and composition to
prevent structural weakening of the sec-
ondary container as a result of contact
with any released hazardous substance
and shall be capable of containing any
unauthorized release of the hazardous
substance stored within the primary con-
tainer(s) for at least the maximum antici-
pated period, established by
manufacturer’s specifications, sufficient
to allow detection and removal of the un-
authorized release.
d. If a hazardous substance has come
into contact with the secondary container
and either additional primary containers
exist within the secondary container or
the leaking primary container has been
closed as specified in this Section and re-
placed by a new primary container, the
owner shall demonstrate to the satisfac-
tion of the Department that the require-
ments of subsection H2c of this Section
are still achievable or replace the sec-
ondary container.
e. The secondary container shall have
the ability to contain the following vol-
umes:
i. At least one hundred percent
(100%) of the volume of the primary
container where only one primary
container is within the secondary
container.
ii. In the case of multiple primary
containers within a single secondary
container, the secondary container
shall be large enough to contain one
hundred fifty percent (150%) of the
volume of the largest primary con-
tainer placed in it or ten percent
(10%) of the aggregate internal vol-
ume of all primary containers in the
secondary container, whichever is
greater.
f. If the secondary container is open to
rainfall, then it shall be able to accommo-
date the volume of precipitation which
could enter the secondary container dur-
ing a twenty four (24) hour, one hundred
(100) year storm in addition to the volume
of hazardous substance storage required
in subsection H2e of this Section.
g. The volumetric requirements for the
pore space of a granular material placed
in the secondary container as backfill for
the primary container shall be equal to or
greater than that required in subsection
H2e of this Section. The available pore
space in the secondary container backfill
shall be determined using appropriate
engineering methods and safety factors
and shall consider the specific retention
and specific yield of the backfill material,
the location of the primary container
within the secondary container, and the
proposed method of operation for the
secondary container.
h. The secondary container shall be
equipped with a collection system to ac-
cumulate, temporarily store, and permit
removal of any precipitation, subsurface
infiltration, or hazardous substance re-
leased from the primary container.
i. Laminated, coated, or clad materials
shall be considered single-walled and
shall not be construed to fulfill the re-
quirements of both primary and second-
ary containment.
j. All primary containers and double-
walled underground storage tanks sub-
ject to flotations shall be weighted or an-
chored using methods specified by the
manufacturer or, if none exist, best engi-
neering judgment. (Amd. Ord. 5086, 6-
21-2004)
4-5-120H
5 - 23 (Revised 7/04)
3. Design Standards for New Primary
Containers and Double-Walled Under-
ground Storage Tanks:
a. Cathodically protected steel under-
ground storage tanks, steel underground
storage tanks clad with glass fibre-rein-
forced plastic, and glass fibre plastic un-
derground storage tanks shall be
fabricated and designed to standards de-
veloped by a nationally recognized inde-
pendent testing organization or be listed
by the testing organization.
b. Underground storage tanks shall be
tested by the manufacturer or an inde-
pendent testing organization for durability
and chemical compatibility with the regu-
lated substances to be stored using rec-
ognized engineering practices for
materials testing.
c. Except for steel underground storage
tanks, a wear plate (striker plate) shall be
centered under all accessible openings
of the underground storage tank. The
plate shall be constructed of steel or, if
the steel is not compatible with the regu-
lated substance stored, a material resis-
tant to the stored regulated substance.
The width of the plate shall be at least
nine inches (9″) wide and have an area of
one square foot or be equal to the area of
the accessible opening or guide tube,
whichever is larger. The thickness of the
steel plate shall be at least 0.053 inch
(1.35 mm), and those constructed of
other materials (as required) shall be of
sufficient thickness to provide equivalent
protection. The plate shall be rolled to the
contours of underground storage tank
and bonded or seam welded in place.
d. Single-walled primary containers of
steel and the outer surface of double-
walled underground storage tanks con-
structed of steel which are not clad with
glass fibre reinforced plastic, shall be pro-
tected by a properly installed, maintained,
and monitored cathodic protection sys-
tem. Selection of the type of protection to
be employed shall be based on a certifi-
cation listing by a nationally recognized
independent testing organization or the
judgment of a registered corrosion engi-
neer or a National Association of Corro-
sion Engineers (NACE) accredited
corrosion specialist taking into account
the corrosion history of the area. Under-
ground storage tanks with listed corrosion
resistant materials, nonmetallic glass fi-
ber reinforced plastic coatings, compos-
ites, or equivalent systems shall be tested
immediately prior to installation.
i. The protection system shall be in-
spected under the direction of a reg-
istered corrosion engineer or NACE
corrosion specialist at the frequency
specified in the certification or in ac-
cordance with the schedule pre-
scribed by the system designer, but
not less than annually.
ii. Underground storage tanks in a
vault and not backfilled are ex-
empted from the requirements of this
subsection.
e. All primary containers and double-
walled underground storage tanks shall
be installed according to the manufac-
turer’s written recommendations or, if no
written recommendations exist, best en-
gineering practice.
f. Underground storage tanks shall be
tested before being put into service in ac-
cordance with the applicable sections of
the code under which they were built.
The ASME code stamp or listing mark of
Underwriters Laboratories, Incorporated
(UL), or any other nationally recognized
independent testing organization shall be
evidence of compliance with this require-
ment.
g. Before being covered, enclosed, or
placed in use, all underground storage
tanks and piping shall be tested for tight-
ness hydrostatically or with air pressure
at not less than three (3) pounds per
square inch and not more than five (5)
pounds per square inch. Pressure piping
shall be hydrostatically tested to one hun-
dred fifty percent (150%) of the maximum
anticipated pressure of the system, or
pneumatically tested to one hundred ten
percent (110%) of the maximum antici-
pated pressure of the system, but not
less than five (5) pounds per square inch
gauge at the highest point of the system.
4-5-120H
(Revised 7/04)5 - 24
This test shall be maintained for a suffi-
cient time to complete visual inspection
of all joints and connections, but for at
least ten (10) minutes. In lieu of the
above, a test using accepted engineering
practices shall be used. Double-walled
underground storage tanks are exempt
from the requirements of this Section pro-
vided that the annular space is monitored
using either pressure or vacuum testing.
(Ord. 4147, 4-4-1988)
h. All underground storage tanks shall
be equipped with an overflow spill protec-
tion system; a combination of “i” and at
least one additional method of “ii” through
“iv” must be used and is defined as fol-
lows:
i. A spill catchment basin which
surrounds the fill pipe and prevents
the inflow of the hazardous sub-
4-5-120I
5 - 27 (Revised 7/04)
unless a strike plate or other approved
devices used to protect the underground
storage tank are located directly under
the monitoring opening.
o. The double-walled underground
storage tank shall be so designed and in-
stalled that any loss of hazardous sub-
stance from the primary container will
drain to a specific location within the an-
nular space, as required, to be detected
by a monitoring device or method.
p. Any special accessories, fitting, coat-
ing, or lining not inherent within the initial
design of the primary container or dou-
ble-walled underground storage tank
shall be approved by a nationally recog-
nized, independent testing organization
or a demonstration of integrity with the
primary container or double-walled un-
derground storage tank shall be required.
5. Monitoring Standards for New Under-
ground Storage Facilities:
a. The owners or operators of all new
underground storage facilities shall im-
plement a monitoring program that is ap-
proved by the Department and required
as a condition of the permit. Visual moni-
toring must be implemented unless it is
determined by the Department to be un-
feasible to visually monitor.
b. All monitoring programs shall include
a written routine monitoring procedure
which includes, when applicable:
i. the frequency of performing the
monitoring method,
ii. the methods and equipment to
be used for performing the monitor-
ing,
iii. the location(s) from which the
monitoring will be performed,
iv. the name(s) or title(s) of the per-
son(s) responsible for performing the
monitoring and/or maintaining the
equipment, and
v. the reporting format.
6. Response Plan for New Underground
Storage Facilities:
a. Plan Required: A response plan
shall be developed by the permit appli-
cant which demonstrates, to the satisfac-
tion of the Fire Marshal, that any
unauthorized release will be removed
from the secondary container within the
shortest possible time and no longer than
the time consistent with the ability of the
secondary container to contain the regu-
lated substance. This response plan shall
be a condition of the underground stor-
age facility permit.
b. Plan Contents: The response plan
shall include, but is not limited to, the fol-
lowing:
i. A description of the proposed
methods and equipment to be used
for removing the hazardous sub-
stance, including the location and
availability of the required equip-
ment, if not permanently on-site, and
an equipment maintenance schedule
for the equipment located on-site.
ii. The name(s) or title(s) of the per-
son(s) responsible for authorizing the
work to be performed.
I. EXISTING INSTALLATIONS AND
MONITORING STANDARDS:
1. Continuation: Any underground storage
facility in existence as of the effective date of
this Section, or for which an installation per-
mit has been obtained prior to the effective
date of this Section, shall be allowed to con-
tinue in use, so long as it is product-tight.
2. Leaks: Should any existing storage tank
and/or its associated piping experience a loss
of product, due to leakage or mechanical fail-
ure, the entire underground storage facility
shall be upgraded to meet the requirements
for a new underground storage facility as set
forth in this Section. Should any existing stor-
age tank experience a loss of product due to
a failure in its associated piping, the Fire
Code Official shall have the authority, upon
written request of the owner/operator, to
waive the requirement to replace the entire
facility. Such waiver shall be based upon cer-
4-5-120I
(Revised 7/04)5 - 28
tification to the satisfaction of the Code Offi-
cial that the piping has been fully repaired. At
a minimum, such certification shall include a
product-tight test of the facility.
3. Monitoring Standards for Existing Un-
derground Storage Facilities:
a. Monitoring System Required: All
owners of existing underground storage
facilities which store regulated sub-
stances subject to this Section shall im-
plement a visual monitoring or alternative
monitoring system that complies with this
Section and is approved by the Fire Mar-
shal within eighteen (18) months of the
effective date of this Section.
b. Objective: The objective of the mon-
itoring program for existing underground
storage facilities is to detect unauthorized
releases within seventy two (72) hours of
their occurrence.
c. Fire Department Approval Re-
quired: The Fire Department shall re-
view the proposed monitoring program
and shall approve the monitoring system
if it finds that all aspects of the monitoring
alternative can be implemented. If the
proposed monitoring alternative cannot
be approved, then the Fire Department
may request the submittal of another pro-
posed monitoring alternative or may
specify the implementation of another
monitoring alternative.
d. Monitoring System Requirements:
The monitoring system must be capable
of determining the containment ability of
the underground storage tank and de-
tecting any active or future unauthorized
releases. Groundwater monitoring may
be utilized as a primary means of moni-
toring only when the underground stor-
age facility is located outside of an
Aquifer Protection Area. All owners of ex-
isting underground storage facilities sub-
ject to this Section who are not able to
implement visual monitoring shall imple-
ment one of the following monitoring al-
ternatives in conformance with any
permit requirements imposed by the Fire
Marshal:
i. Tank tightness testing and inven-
tory reconciliation controls.
ii. Testing or monitoring for vapors
within the soil surrounding the under-
ground storage tank system.
iii. Monitoring for products on the
groundwater.
iv. Monitoring for releases in an in-
terception barrier.
v. Automatic monitoring of product
level and automatic inventory recon-
ciliation.
vi. Interstitial monitoring between
the underground storage tank and a
secondary barrier.
vii. Other methods approved by the
Fire Department.
e. Annual Certification of Monitoring
System: Leak detection devices and
monitoring systems installed in accor-
dance with this Section shall be in-
spected and tested at least annually, and
the test results maintained on-site for at
least one year.
4. System Evaluation Criteria: The Fire
Department shall evaluate each monitoring
alternative proposed by the applicant for a
permit to determine its suitability based on
the following criteria:
a. Whenever possible, primary method
of monitoring other than groundwater
monitoring shall be performed, monthly
at a minimum.
b. When the underground storage facil-
ity is in an Aquifer Protection Area, a
monitoring method other than groundwa-
ter monitoring shall be utilized on a
weekly or more frequent basis for leak
detection monitoring.
c. Groundwater monitoring may be re-
quired by the Fire Code Official or the Of-
ficial’s designee in an Aquifer Protection
Area. The Fire Marshal shall review and
approve the number and location of the
monitoring well(s). More than one under-
4-5-120J
5 - 29 (Revised 7/04)
ground storage facility may be monitored
using the same well provided the well is
directly downgradient of all underground
storage facilities being monitored and is
within one thousand feet (1,000′) of all
underground storage facilities being
monitored.
5. Tests: If the monitoring technique(s) se-
lected is designed to detect the presence of
the stored regulated substance outside of the
underground storage facility, then tests must
be made to determine if the regulated sub-
stance or any interfering constituents exist in
the soil or backfill surrounding the under-
ground storage facility.
6. Failure to Monitor: The failure to imple-
ment an approved monitoring system shall be
cause for the Fire Code Official to require clo-
sure of the underground storage facility pur-
suant to subsection L of this Section, Closure
Requirements. (Amd. Ord. 5086, 6-21-2004)
J. PERMITS:
1. Permit Required: No person, persons,
corporation or other legal entities shall install
or operate a primary or secondary storage fa-
cility without first obtaining a permit to do so
from the Fire Department.
2. Information Required: The Fire Depart-
ment shall not issue a permit to install or op-
erate a primary or secondary underground
storage facility unless adequate plans, speci-
fications, test data, and/or other appropriate
information have been submitted by the
owner and/or operator showing that the pro-
posed design and construction of the facility
meet the intent and provisions of this Section.
3. Abandonment Prohibited: No person,
persons, corporation or other legal entities
shall temporarily or permanently abandon a
primary or secondary storage facility.
4. Closure Procedure: No person, per-
sons, corporation or other legal entities shall
close a primary or secondary underground
storage facility without first obtaining a permit
to do so from the Fire Marshal. The Fire Mar-
shal shall not issue a permit to temporarily or
permanently close a primary or secondary un-
derground storage facility unless adequate
plans and specifications and other appropri-
ate information have been submitted by the
applicant showing that the proposed closure
meets the intent and provisions of this Sec-
tion.
5. Fee: The application for a permit pursu-
ant to this Section shall be accompanied by
the fee stipulated in RMC 4-1-150, Fire Pre-
vention Fees.
6. Permit Conditions:
a. Notification of Changes or Re-
lease:
i. As a condition of any permit re-
quirements to operate an under-
ground storage facility, the permittee
shall report to the Department within
thirty (30) days after any changes in
the usage of any underground stor-
age tank, including:
• The storage of new hazardous
substances;
• Changes in monitoring proce-
dure; or
• The replacement or repair of all
or part of any underground stor-
age facility.
ii. As a condition on any permit re-
quirement to operate an under-
ground storage facility, the permittee
shall report to the Department within
seventy two (72) hours any replace-
ment or repair of all or part of any un-
derground storage facility.
iii. As a condition of any permit re-
quirement to operate an under-
ground storage facility, the permittee
shall report to the Department any
unauthorized release occurrence,
within twenty four (24) hours of its de-
tection, using the procedures re-
quired in this Section.
b. Monitoring Records Required:
Written records of all monitoring per-
formed shall be maintained on-site by the
operator for a period of at least three (3)
years from the date the monitoring was
performed. The Fire Department may re-
4-5-120K
(Revised 7/04)5 - 30
quire the submittal of the monitoring
records or a summary at a frequency that
they may establish. The written records of
all monitoring performed in the past three
(3) years shall be shown to the Depart-
ment or duly authorized representative
upon demand during any site inspection.
Monitoring records shall include:
i. The date and time of all monitor-
ing or sampling;
ii. Monitoring equipment calibration
and maintenance records;
iii. The results of any visual obser-
vations;
iv. The results of all sample analy-
sis performed in the laboratory or in
the field, including laboratory data
sheets;
v. The logs of all readings of
gauges or other monitoring equip-
ment, groundwater elevations, or
other test results; and
vi. The results of inventory read-
ings and reconciliations.
7. Permit Expiration: A permit to operate
issued by the Fire Department shall be effec-
tive for one year. The underground storage
facility owner shall apply to the Department
for permit renewal at least sixty (60) days
prior to the expiration of the permit.
8. Transfer of Permit: Permits may be
transferred to a new underground storage fa-
cility owner if the new underground storage
facility owner does not change any conditions
of the permit, the transfer is registered with
the Department within thirty (30) days of the
change in ownership, and any necessary
modifications are made to the information in
the initial permit application due to the change
in ownership. The Fire Department may re-
view, modify, or terminate the permit to oper-
ate the underground storage facility upon
receiving the ownership transfer request.
9. Inspection Required for Permit Re-
newal: The Fire Department shall not renew
an underground storage facility permit unless
the underground storage facility has been in-
spected within the prior three (3) years and
the inspection revealed that the underground
storage facility complied with this Section, as
applicable, and with all existing permit condi-
tions. The inspection shall be conducted by
the Fire Department. If the inspection reveals
noncompliance, then the Department must
verify by a follow-up inspection that all re-
quired corrections have been implemented
before renewing the permit.
10. Implementation of Inspection Re-
port: Within thirty (30) days of receiving an
inspection report from the Department the
permit holder shall file with the Department a
plan and time schedule to implement any re-
quired modifications to the underground stor-
age facility or to the monitoring plan needed
to achieve compliance with the intent of this
Section or the permit conditions. This plan
and time schedule shall also implement all of
the recommendations of the Department.
K. RELEASE REPORTING
REQUIREMENTS:
1. Reporting Required for All Unautho-
rized Releases: All unauthorized releases
from the primary or secondary container shall
be reported to the Fire Department according
to the provisions of this Section.
a. Releases to Secondary Contain-
ers: All unauthorized releases to second-
ary containers shall be recorded on the
operator’s monitoring reports. Such an
unauthorized release shall be deter-
mined to be “an unauthorized release re-
quiring reporting”, if the leak detection
monitoring system in the space between
the primary and secondary containers
cannot be reactivated within eight (8)
hours. This provision shall be applicable
only to new underground storage tanks.
b. All Other Releases: All other unau-
thorized releases shall be reported pursu-
ant to the provisions of an “unauthorized
release requiring reporting” within twenty
four (24) hours after the release has
been, or should have been, detected un-
der the monitoring system installed or
maintained.
4-5-120K
5 - 31 (Revised 7/04)
2. Unauthorized Releases Requiring Re-
cording:
a. Definition of Release Requiring
Recording: An unauthorized release re-
quiring recording is one in which the leak
detection monitoring system in the space
between the primary and secondary con-
tainer could be reactivated within eight
(8) hours.
b. Time for Reporting: Unauthorized
releases requiring recording shall be re-
ported to the Fire Department within five
(5) days of the occurrence.
c. Content of Report: The incident re-
port shall be accompanied by a written
record including the following informa-
tion:
i. List of type, quantities, and con-
centration of hazardous substances
released.
ii. Method of cleanup.
iii. Method and location of disposal
of the released hazardous sub-
stances (indicate whether a hazard-
ous waste manifest(s) is utilized).
iv. Method of future leak prevention
or repair. If this involves a change in
operation, monitoring or manage-
ment, then appropriate reports shall
also be filed and a new permit ap-
plied for.
v. If the primary container is to con-
tinue to be used, then a description of
how the monitoring system between
the primary and secondary container
has been reactivated.
vi. Facility operator’s name and
telephone number.
vii. The approximate costs for
cleanup to be submitted voluntarily.
d. Review and Inspection: The De-
partment shall review the information
submitted pursuant to the report of an un-
authorized release requiring recording,
shall review the permit and may inspect
the underground storage facility.
e. Revocation of Permit: The Depart-
ment shall find that the containment and
monitoring standards of this Section can
continue to be achieved or the Depart-
ment shall revoke the permit until appro-
priate modifications are made to allow
compliance with the standards.
f. Causes of Container Deterioration:
Deterioration of the secondary container
is likely when any of the following condi-
tions exist:
i. The secondary container will
have some loss of integrity due to
contact with the stored hazardous
substances;
ii. The mechanical means used to
clean up the released hazardous
substance could damage the sec-
ondary container; or
iii. Hazardous substances, other
than those stored in the primary con-
tainer, are added to the secondary
container for treatment or neutraliza-
tion of the released hazardous sub-
stance as part of the cleanup
process.
g. Reportable or Recordable Re-
lease: If a recordable unauthorized re-
lease becomes a reportable unauthorized
release due to initially unanticipated facts,
the release shall immediately be treated
as a reportable release.
3. Unauthorized Release Requiring Re-
porting:
a. Time for Notification: Within twenty
four (24) hours after an unauthorized re-
lease has been detected, or should have
been detected, using required monitor-
ing, the operator shall notify the Fire De-
partment. This Section shall apply to any
unauthorized release except as defined
in subsection K2a of this Section. (Amd.
Ord. 5086, 6-21-2004)
b. Time for and Content of Report:
Within five (5) working days of detecting
4-5-120L
(Revised 7/04)5 - 32
the release, the operator or permittee
shall submit to the Department a full writ-
ten report to include all of the following in-
formation which is known at the time of
filing the report:
i. List of type, quantity, and concen-
tration of regulated substances re-
leased.
ii. The results of all investigations
completed at that time to determine
the extent of soil or groundwater or
surface water contamination due to
the release.
iii. Method of cleanup implemented
to date, proposed cleanup actions,
and approximate cost of actions
taken to date.
iv. Method and location of disposal
of the released regulated substance
and any contaminated soils or
groundwater or surface water.
v. Proposed method of repair or re-
placement of the primary and sec-
ondary containers.
vi. Facility operator’s name and
telephone number.
4. Subsequent Cleanup Reports Re-
quired: Until cleanup is complete, the opera-
tor or permittee shall submit reports to the
Department every month or at a more fre-
quent interval specified by the Department.
The reports shall include the information re-
quested in this Section.
L. CLOSURE REQUIREMENTS:
1. Closure Required: Existing under-
ground storage facilities which have experi-
enced an unauthorized release may not be
repaired and shall be closed pursuant to the
requirements of this Section. During the pe-
riod of time between cessation of regulated
substance storage and actual completion of
underground storage facility closure, the ap-
plicable containment and monitoring require-
ments of this Section shall continue to apply.
2. Exception: The requirements of this
Section do not apply to those underground
storage facilities in which regulated sub-
stances are continued to be stored even
though there is no use being made of the
stored substance. In these cases, the appli-
cable containment and monitoring require-
ments of this Section shall continue to apply.
3. General Provisions:
a. Compliance with Fire Code Re-
quired: All closures shall be accom-
plished in conformance with chapter 34
of the International Fire Code and with
the provisions of this Section.
b. Closure Proposal Required: Prior
to closure, the underground storage facil-
ity owner shall submit to the Department
a proposal describing how the owner in-
tends to comply with closure require-
ments. The requirement for prior
submittal is waived if the storage of regu-
lated substances ceases as a result of an
unauthorized release or to prevent or
minimize the effects of an unauthorized
release. In this situation, the under-
ground storage facility owner shall submit
the required proposal within fourteen (14)
days of either the discovery of an unau-
thorized release or the implementation of
actions taken to prevent or minimize the
effects of the unauthorized release.
c. Department of Ecology Notifica-
tion: Notification of intent to close under-
ground storage tanks shall be submitted
to the Department of Ecology at least
thirty (30) days prior to the start of work,
in accordance with WAC 173-360-385.
4. Temporary Closure:
a. Applicability: This Section applies
to those underground storage facilities in
which storage has ceased for a period of
more than ninety (90) days and less than
three hundred sixty five (365) days and
where the owner or operator proposes to
retain the ability to use the underground
storage facility within a year for the stor-
age of regulated substances. Under-
ground storage facilities temporarily
taken out of service for a period of up to
ninety (90) days shall continue to be
monitored in conformance with the appli-
cable subsections of this Section.
4-5-120L
5 - 33 (Revised 7/04)
b. Exception: This Section does not
apply to underground storage facilities
that are empty as a result of the with-
drawal of all stored material during nor-
mal operating practice prior to the
planned input of additional regulated sub-
stances consistent with permit condi-
tions.
c. Standards and Requirements for
Temporary Closure: The owner or oper-
ator shall comply with all of the following:
i. All residual liquid, solids, or slud-
ges shall be removed and handled
pursuant to the requirements of the
Fire Department.
ii. If the underground storage facil-
ity contained a regulated substance
that could produce flammable vapors
at standard temperature and pres-
sure, then the underground storage
facility shall be purged of the flamma-
ble vapors to levels that would pre-
clude an explosion or such lower
levels as may be required by the Fire
Department.
iii. The underground storage tank
may be filled with a noncorrosive liq-
uid that is not a regulated substance.
This liquid must be tested by a certi-
fied testing agency and results sub-
mitted to the Department prior to its
being removed from the under-
ground storage facility at the end of
the temporary closure period.
iv. Except for required venting, all
fill and access locations and piping
shall be sealed utilizing locked caps
or concrete plugs.
v. Power service shall be discon-
nected from all pumps associated
with the use of the underground stor-
age tank.
d. Modification of Monitoring Re-
quirements: The monitoring required
pursuant to the permit may be modified
or eliminated during the temporary clo-
sure period by the Department. The De-
partment shall consider, in making the
above decision, the need to maintain
monitoring in order to detect unautho-
rized releases that may have occurred
during the time the underground storage
facility was used but that have not yet
reached the monitoring locations and
been detected.
e. Inspection Required: The under-
ground storage facility shall be inspected
by the owner or operator at least once ev-
ery three (3) months to assure that the
temporary closure actions are still in
place. This shall include:
i. Visual inspection of all locked
caps and concrete plugs.
ii. If locked caps are utilized, then at
least one shall be removed to deter-
mine if any liquids or other sub-
stances have been added to the
underground storage tank or if there
has been a change in the quantity or
type of liquid added pursuant to the
above Section.
f. Closure Plan Required: A closure
plan clearly illustrating when and how the
tank will either be placed back into ser-
vice, removed from the ground, or per-
manently abandoned is required to be
submitted to the Department at the time
of permit application.
5. Permanent Closure Requirements:
a. Applicability: The permanent clo-
sure requirements of this Section shall
apply to those underground storage facil-
ities in which the storage of regulated
substances has ceased for a period of
more than three hundred sixty five (365)
days or when the owner has no intent
within the next year to use the under-
ground storage facility for storage of reg-
ulated substances.
b. Compliance Required: Owners of
underground storage facilities subject to
permanent closure shall comply with all
the provisions of this Section.
c. Standards and Requirements for
Removal of Tanks: An underground
storage facility that is required to be per-
manently closed shall have the tanks re-
4-5-120L
(Revised 7/04)5 - 34
moved, per chapter 34 of the Interna-
tional Fire Code. Owners of underground
storage facilities proposing to perma-
nently close the facility by removal shall
comply with the following requirements:
i. All residual liquid, solids, or slud-
ges shall be removed.
ii. If the underground storage facil-
ity contained a regulated substance
that could produce flammable vapors
at standard temperature and pres-
sure, then the underground storage
facility, either in part or as a whole,
shall be purged of the flammable va-
pors to levels that would preclude ex-
plosion or such lower levels as may
be required by the Department.
iii. When an underground storage
facility or any part of an underground
storage facility is to be disposed of,
the owner must document to the De-
partment that proper disposal has
been completed.
iv. An owner of an underground
storage facility or any part of an un-
derground storage facility that is des-
tined for a specific reuse shall identify
to the Department the future under-
ground storage facility owner, opera-
tor, location of use, and nature of
use.
v. An owner of an underground
storage facility or any part of an un-
derground storage facility that is des-
tined for reuse as scrap material shall
identify this reuse to the Department.
d. Standards and Requirements for
Abandoning Tank in Place: A tank may
be abandoned and closed in place, if it
can be proven that removal of the tank
could constitute a hazard to the immedi-
ate structure or underground utilities. The
closing in place is at the Fire Code Offi-
cial’s approval. Owners of underground
storage facilities who propose to perma-
nently close a facility in place with prior
approval of the Fire Code Official shall
comply with the following:
i. All residual liquid, solids, or slud-
ges shall be removed.
ii. All piping associated with the un-
derground storage tank shall be re-
moved and disposed of unless
removal might damage structures or
other pipes that are being used and
that are contained in a common
trench, in which case the piping to be
closed shall be emptied of all con-
tents and capped.
iii. The underground storage tank,
except for the piping that is closed
pursuant to the above subsection,
shall be completely filled with an inert
solid, unless the owner intends to
use the underground storage tank for
the storage of a nonregulated sub-
stance which is compatible with the
previous use of the underground
storage facility.
iv. A notice shall be filed and re-
corded with the County Auditor,
which shall describe the exact verti-
cal and area location of the closed
underground storage facility, the reg-
ulated substance it contained, and
the closure method.
e. Demonstration to Fire Code Offi-
cial: The owner of an underground stor-
age facility being closed shall demon-
strate to the satisfaction of the Fire Code
Official that no unauthorized release has
occurred. This demonstration can be
based on the ongoing leak detection
monitoring, groundwater monitoring, or
soils sampling performed during or im-
mediately after closure activities. If feasi-
ble, soil samples shall be taken and ana-
lyzed according to the following:
i. If the underground storage facility
or any portion thereof is removed,
then soil samples from the soils im-
mediately beneath the removed por-
tions shall be taken. Sampling shall
be conducted using the methods de-
scribed in the Department of Ecol-
ogy’s Guidance for Remediation of
Petroleum Contaminated Soils (Doc-
ument 91-30). At a minimum, a sep-
arate sample shall be taken for every
4-5-140
5 - 35 (Revised 12/05)
two hundred (200) square feet for un-
derground storage tanks or every
twenty (20) lineal feet of trench for
piping.
ii. Methods used to analyze soil
samples shall be in accordance with
the Department of Ecology’s Guid-
ance for Remediation of Petroleum
Contaminated Soils (Document 91-
30). At a minimum, soils shall be an-
alyzed for all constituents of the pre-
viously stored regulated substances
and their breakdown or transforma-
tion products. (Amd. Ord. 5086,
6-21-2004)
M. VARIANCES:
The Fire Code Official shall have the authority to
grant variances from the specific requirements of
this Section, if it can be shown that the proposed
method of installation, operation, or removal
meets the intent of this Section. (Ord. 4147,
4-4-1988; Amd. Ord. 4963, 5-13-2002; Ord. 5086,
6-21-2004)
4-5-130 APPEALS:
Appeals shall be filed as stipulated in RMC
4-8-110. (Ord. 4147, 4-4-1988; Amd. Ord. 4722,
5-11-1998; Ord. 4963, 5-13-2002)
4-5-140 VIOLATIONS OF THIS
CHAPTER AND PENALTIES:
Unless otherwise specified, violations of this
Chapter are misdemeanors subject to RMC
1-3-1. (Ord. 4147, 4-4-1988; Amd. Ord. 4722,
5-11-1998; Ord. 4856, 8-21-2000; Ord. 4963,
5-13-2002; Ord. 5159, 10-17-2005)
6 - i (Revised 12/05)
Chapter 6
STREET AND UTILITY STANDARDS
CHAPTER GUIDE: The development-related requirements for water, sewer, storm drainage and street
construction are contained in chapter 4-6 RMC. Fee-related information for developers and builders
(i.e., utility fees, including system charges) is found in chapter 4-1 RMC. Permit application submittal
and review requirements (e.g., public works permits, etc.) are located in chapter 4-8 RMC. Non-devel-
opment-related utility and street regulations (e.g., monthly stormwater service fees or garbage collec-
tion procedures, and others) are found in RMC Title 8 or 9.
This Chapter last amended by Ord. 5159, October 17, 2005.
SECTION PAGE
NUMBER NUMBER
4-6-010 GENERAL STANDARDS APPLICABLE TO DEVELOPER EXTENSIONS
TO THE UTILITY SYSTEM . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
A.Conditions and Standards for Constructing Utility Extensions . . . . . . . . . . . . . 1
B.Mains to Extend Full Width of Property . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
1. Special Exception for Sanitary Sewer Extensions . . . . . . . . . . . . . . . . . . . . 1
C.Oversizing of Utilities and Reimbursement by City . . . . . . . . . . . . . . . . . . . . . . 1
4-6-020 CROSS CONNECTION CONTROL STANDARDS . . . . . . . . . . . . . . . . . . . . . 1
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
B.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
C.Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
D.Installation of Backflow Prevention Assemblies . . . . . . . . . . . . . . . . . . . . . . . . 2
E.Types of Backflow Prevention Assemblies Required . . . . . . . . . . . . . . . . . . . . 2
F.Responsibilities of Owner and Utility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
1. Water Utilities Section . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
2. Plan Review Section . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
3. Owner . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
G.Annual Inspection and Testing Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . 3
4-6-030 DRAINAGE (SURFACE WATER) STANDARDS . . . . . . . . . . . . . . . . . . . . . . . 4
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
B.Administering and Enforcing Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
C.Submission of Drainage Plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
1. When Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
2. When Plans Not Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
D.Development Restrictions in Critical Flood, Drainage and/or Erosion Areas . . 4
E.Drainage Plan Requirements and Methods of Analysis . . . . . . . . . . . . . . . . . . 5
1. Content . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
2. Special Requirement #13; Aquifer Recharge and Protection Areas . . . . . . 5
a. Threshold . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
b. Requirement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
3. Additional Requirements in Aquifer Protection Areas – Amendments
to King County Surface Water Design Manual, Chapter 1 . . . . . . . . . . . . . 5
F.Drainage Plan Design Criteria, Drafting Standards and Contents . . . . . . . . . . 8
G.Review and Approval of Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
SECTION PAGE
NUMBER NUMBER
(Revised 12/05)6 - ii
1. Timing and Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
2. Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
3. Additional Information . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
H.Bonds and Liability Insurance Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
1. Construction Bond . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
2. Maintenance Bond . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
3. Liability Policy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
I.City Assumption of Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
1. Maintenance of Facilities by City Authorized . . . . . . . . . . . . . . . . . . . . . . . . . 9
2. Notification of Defect Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
J.Retroactivity Relating to City Maintenance of Subdivision Facilities . . . . . . . . . 10
K.Drainage Plan Review Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
1. Tests . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
L.Alternate Provisions for Material, Construction and Design . . . . . . . . . . . . . . . 10
M.Modifications of Code Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
N.Violations and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
4-6-040 SANITARY SEWER STANDARDS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
A.Connection to City Sewer Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
1. Exception for Connection to Private Sewage System . . . . . . . . . . . . . . . . . 10
B.Responsibility for Sewer Management Facilities . . . . . . . . . . . . . . . . . . . . . . . . 11
C.Service Outside of City . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
1. Permitted When . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
2. Potential Annexation Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
3. Rates . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
D.Use of Septic Tanks, Privies or Cesspools . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
E.Permit Required for Connection to City Sewer . . . . . . . . . . . . . . . . . . . . . . . . . 11
1. Connection Approval Options . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
2. Permit Classes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
3. Submittal Requirements and Application Fees . . . . . . . . . . . . . . . . . . . . . . 11
F.Public Sewer Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
1. Costs and Damages . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
2. Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
3. Public Sewer Pipe Materials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
4.Repealed . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
5. Manhole Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
a. Where Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
b. Covers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
c. Connections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
d. Manhole Requirements for Industrial Wastes . . . . . . . . . . . . . . . . . . . . 12
SECTION PAGE
NUMBER NUMBER
6 - iii (Revised 1/05)
6. Lift Station Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
7. Supervision Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
8. Public Sewer Extension Requires Developer Agreement . . . . . . . . . . . . . 13
G.Private (Building) Sewer Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
1. Independent Sewer Required for Every Building . . . . . . . . . . . . . . . . . . . . 13
2. Private Sewer Pipe Materials . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
3. Size and Slope . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
4. Special Allowance for Lesser Slope . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
5. Pipe Location, Elevation, Etc.. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
6. Trenching Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
7. Joints and Connections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
8. Grease, Oil and Sand Interceptors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
a. When Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
b. Type, Capacity and Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
c. Construction Materials and Standards . . . . . . . . . . . . . . . . . . . . . . . . 14
d. Maintenance Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
9. Inspection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
10. Precautions While Building . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
11. Restoration of Public Property Required . . . . . . . . . . . . . . . . . . . . . . . . . . 14
12. Surety Bond Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
13. Use of Old Sewers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
H.Connection of Private (Building) Sewer to Public Sewer . . . . . . . . . . . . . . . . . 14
1. Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
2. Permit and Supervision by Utility Required . . . . . . . . . . . . . . . . . . . . . . . . 14
I.Private Sewage Disposal Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.1
1. Permit Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.1
2. Inspection and Approval by Utilities Engineer . . . . . . . . . . . . . . . . . . . . . 14.1
3. Standards and Tests . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14.1
4. Maintenance Requirements and Discharge Prohibitions . . . . . . . . . . . . . . 15
5. Additional Requirements of Health Officer . . . . . . . . . . . . . . . . . . . . . . . . 15
6. Standards for Abandoning Private Sewage Disposal Facilities . . . . . . . . . 15
J.Additional Requirements that Apply within Zones 1 and 2 of an Aquifer
Protection Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
1. Zone 1 Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
a. Wastewater Disposal – Zone 1 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
b. Additional Zone 1 Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
2. Zone 2 Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
a. Wastewater Disposal – Zone 2 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
b. Additional Zone 2 Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
4-6-050 STREET PLAN ADOPTED . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
4-6-060 STREET STANDARDS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
B.Administering and Enforcing Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
C.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
D.Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
E.Right-of-Way Dedication Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
1. Dedication Required for Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
SECTION PAGE
NUMBER NUMBER
(Revised 1/05)6 - iv
2. Amount of Dedication . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
3. Waiver of Dedication . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
F.Public Street and Sidewalk Design Standards . . . . . . . . . . . . . . . . . . . . . . . 16.1
1. Level of Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16.1
2. Minimum Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16.1
a. Public Street Improvement Requirements for Private Development . 16.1
b. Minimum Design Standards for Residential Access Streets . . . . . . . . . 17
c. Minimum Design Standards for Collector Streets . . . . . . . . . . . . . . . . . 17
d. Minimum Design Standards for Commercial Access Streets . . . . . . . . 17
e. Minimum Design Standards for Industrial Access Streets . . . . . . . . . . . 17
3. Length of Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
4. Special Design Standards for Arterial Streets . . . . . . . . . . . . . . . . . . . . . . . 17
5. Grades . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
6. Pavement Thickness . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
a. Alternate Provisions for Material Construction and Design . . . . . . . . . . 17
7. Sidewalk Width Minimum and Measurement . . . . . . . . . . . . . . . . . . . . . . . 17
8. Curves . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
a. Horizontal Curves . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
b. Vertical Curves . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
c. Tangents for Reverse Curves . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
9. Downtown Core Area – Special Standards . . . . . . . . . . . . . . . . . . . . . . . . . 18
G.Dead End Streets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
1. When Permitted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
2. Cul-de-Sacs and Turnarounds – Minimum Requirements . . . . . . . . . . . . . 18
3. Turnaround Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
4. Cul-de-Sac Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
5. Secondary Access . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
6. Waiver of Turnaround . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
H.Alley Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
1. Access Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
2. Minimum Alley Design Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
I.Street Lighting Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
1. Average Maintained Illumination . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
2. Uniformity Ratios . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
3. Guidelines . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
J.Private Streets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
1. When Permitted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
2. Minimum Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
3. Signage Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
4. Easement Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
5. Timing of Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
K.Shared Driveways . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
1. When Permitted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
L.Timing for Installation of Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
M.Plan Drafting and Surveying Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
N.Review of Construction Plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
1. Submittal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
SECTION PAGE
NUMBER NUMBER
6 - iv.1 (Revised 1/05)
2. Fees and Submittal Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
3. Cost Estimate Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
O.Inspections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
1. Authority and Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
P.Construction Bond Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
1. Acceptable Security . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
2. Instructions to Escrow . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
3. Subsequent Conversion to Maintenance Bond . . . . . . . . . . . . . . . . . . . . . 20
Q.Latecomer’s Agreements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
1. Latecomer’s Agreements Authorized . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
2. Process for Latecomer’s Agreements . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
R.Variations from Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.1
1. Alternates, Modifications, Waivers, Variances . . . . . . . . . . . . . . . . . . . . 20.1
2. Half Street Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.1
a. When Permitted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20.1
b. Minimum Design Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
c. Standards for Completion of the Street . . . . . . . . . . . . . . . . . . . . . . . . 21
3. Reduced Right-of-Way Dedication . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
a. When Permitted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
b. Additional Easements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
S.Deferral of Improvement Installation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
T.Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
U.Violations and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
4-6-070 TRANSPORTATION CONCURRENCY REQUIREMENTS . . . . . . . . . . . . . 21
A.Authority and Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
(Revised 1/05)6 - iv.2
This page left intentionally blank.
4-6-020G
6 - 3 (Revised 12/05)
F. RESPONSIBILITIES OF OWNER AND
UTILITY:
1. Water Utilities Section:
a. The Water Utilities Section will per-
form evaluations and inspections of
plans/or premises of all existing facilities
and inform the owner, by letter, of any
corrective action deemed necessary, the
method of achieving the correction and
the time allowed for the correction to be
made.
b. The Water Utilities Section shall in-
sure that all backflow prevention assem-
blies are tested annually to insure
satisfactory operation.
c. The Water Utilities Section shall in-
form the owner, by letter, of any failure to
comply by the time of the first reinspec-
tion. An additional fifteen (15) days will be
allowed for the correction. In the event
the owner fails to comply with the neces-
sary correction by the time of the second
reinspection, the Water Utilities Section
will inform the owner, by letter, that the
water service to the owner’s premises will
be terminated within a period not to ex-
ceed five (5) days.
d. If the Water Utilities Section deter-
mines at any time that a serious threat to
the public health exists, the water service
will be terminated immediately and with-
out notice.
2. Plan Review Section: On new installa-
tions the Plan Review Section will provide on-
site evaluation and/or inspection of plans in
order to determine if cross connections exist
and what type of backflow preventer, if any,
will be required before a water meter permit
can be issued.
3. Owner:
a. The owner shall be responsible for
the elimination or protection of all cross
connections on his property.
b. The owner, whether notified by the
City or not, shall at his expense install,
maintain and have tested by a certified
tester any and all backflow preventers on
his premises.
c. The owner shall return to the City the
assembly test reports within thirty (30)
days after receipt of the yearly test notifi-
cation.
d. The owner shall inform the Water
Utilities Section of any proposed or mod-
ified cross connections.
e. Owners who cannot shut down oper-
ation for testing of assemblies must pro-
vide bypass piping with an additional
backflow assembly at their expense.
f. The owner shall only install backflow
preventers which are approved by the
Washington State Department of Health.
g. The owner shall install backflow pre-
venters only in a manner approved by the
Washington State Department of Health.
h. The owner may be required to install
a backflow preventer at the service en-
trance if a private water source is main-
tained on his premises, even if it is not
cross connected to the City’s system.
i. Failure of the owner to cooperate in
the installation, maintenance, repair, in-
spection and testing of backflow preven-
ters required by this Section shall be
grounds for the termination of water ser-
vice or the requirements of an air-gap
separation.
G. ANNUAL INSPECTION AND TESTING
REQUIREMENTS:
All reduced pressure principle backflow assem-
blies, double check valve assemblies, pressure
vacuum breaker assemblies and air gaps in-
stalled in lieu of a backflow preventer shall be in-
spected and tested annually, or more often when
successive inspections indicate failure. All in-
spections and testing will be performed by a cer-
tified tester. The test reports shall be returned to
the City within thirty (30) days after receipt of the
yearly test notification. (Ord. 4312, 5-13-1991)
4-6-030A
(Revised 12/05)6 - 4
4-6-030 DRAINAGE (SURFACE
WATER) STANDARDS:
A. PURPOSE:
It is the purpose of this Section to promote and
develop policies with respect to and to preserve
the City’s watercourses and to minimize water
quality degradation by previous siltation, sedi-
mentation and pollution of creeks, streams, riv-
ers, lakes and other bodies of water to protect
property owners tributary to developed and unde-
veloped land from increased runoff rates and to
insure the safety of roads and rights-of-way. (Ord.
3174, 11-21-1977)
B. ADMINISTERING AND ENFORCING
AUTHORITY:
The Administrator of the Planning/Building/Public
Works is designated as the Administrator and is
responsible for the general administration and co-
ordination of this Section. All provisions of this
Section shall be enforced by the Administrator
and/or his designated representatives. For such
purposes, the Administrator or his duly authorized
representative shall have the power of a police of-
ficer.
C. SUBMISSION OF DRAINAGE PLANS:
1. When Required: All persons applying
for any of the following permits and/or ap-
provals shall submit for approval, unless ex-
pressly exempted under subsection C2 of
this Section, a drainage plan with their appli-
cation and/or request:
a. Mining, excavation and grading per-
mit;
b. Shoreline management substantial
development permit;
c. Flood control zone permit;
d. Major plat;
e. Short plat approval, except where
each lot contains thirty five thousand
(35,000) square feet or more;
f. Special permits;
g. Temporary permits;
h. Building permits. Where the permit
relates to a single family residential struc-
ture of less than five thousand (5,000)
square feet, the Administrator may waive
the plan requirement except where the
subject property is in a critical area, as
determined under subsection D of this
Section;
i. Planned urban development;
j. Site plan approvals;
k. Any other development or permit ap-
plication which will affect the drainage in
any way.
The plan submitted during one permit ap-
proval process may be subsequently submit-
ted with further required applications. The
plan shall be supplemented with additional in-
formation at the request of the Department of
Public Works. (Ord. 5153, 9-26-2005)
2. When Plans Not Required: The plan re-
quirement established in subsection C1 of
this Section shall not apply when the Depart-
ment determines that the proposed permit
and/or activity:
a. Will not seriously and adversely im-
pact the water quality conditions of any
affected receiving bodies of water; and/or
b. Will not substantially alter the drain-
age pattern, increase the peak discharge
and cause any other adverse effects in
the drainage area.
c. Additionally, the plan requirement es-
tablished in subsection C1 of this Section
shall not apply to single family residences
when such structures are less than five
thousand (5,000) square feet, unless the
subject property is in a critical area as de-
termined under subsection D of this Sec-
tion.
D. DEVELOPMENT RESTRICTIONS IN
CRITICAL FLOOD, DRAINAGE AND/OR
EROSION AREAS:
Development which would increase the peak flow
and/or the volume of discharge from the existing
flooding, drainage and/or erosion conditions pre-
sents an imminent likelihood of harm to the wel-
4-6-030E
6 - 7 (Revised 6/05)
not be employed to convey the runoff
resulting from impervious surface
that is subject to vehicular use or
storage of chemicals.
ii. Requirements for Zone 2 of an
Aquifer Protection Area: New
drainage ditches or channels may be
employed in lieu of a pipe system. A
groundwater protection liner may be
required for new drainage ditches or
channels per the design criteria, and
existing drainage ditches or channels
reconstructed, to convey the peak
runoff from the twenty five (25) year
design storm using the design crite-
ria described in the section “Liner to
Prevent Groundwater Contamina-
tion” in the introduction to § 4.6, Wa-
ter Quality Facility Design, and the
methods of analysis described in
§ 4.3.7 in Chapter 4 of the King
County Surface Water Design Man-
ual with a freeboard to overflow of 0.5
feet. In addition, new drainage
ditches or channels must be demon-
strated to convey the peak runoff
from the one hundred (100) year de-
sign storm without overtopping.
(Amd. Ord. 4740, 7-19-1999)
g. Section 1.2.4, CORE REQUIRE-
MENT #4; CONVEYANCE SYSTEM,
“Composition”:
i. Requirements for Zone 1 of an
Aquifer Protection Area: New con-
veyance systems shall be con-
structed in accordance with the
pipeline requirements specified in
RMC 4-3-050H6a, Pipeline Require-
ments – Zone 1, of the aquifer pro-
tection regulations. Proposed
projects shall provide an impervious
surface for all new or existing areas
that will be subject to vehicular use or
storage of chemicals. Said impervi-
ous surface shall be provided with
the proper catch basins and a pipe-
line storm drainage system in order
to collect surface water runoff and di-
rect it into the downstream drainage
conveyance system.
ii. Requirements for Zone 2 of an
Aquifer Protection Area: A ground-
water protection liner may be re-
quired for new drainage ditches or
channels per the design criteria de-
scribed in the section “Liner to Pre-
vent Groundwater Contamination” in
the introduction to § 4.6, Water Qual-
ity Facility Design. Exception: New
drainage ditches or channels do not
require a groundwater protection
liner following the last water quality
facility. Proposed projects shall pro-
vide an impervious surface for all
new or existing areas that will be sub-
ject to vehicular use or storage of
chemicals. Said impervious surface
shall be provided with the proper
catch basins and an approved con-
veyance system in order to collect
surface water runoff and direct it into
the downstream drainage convey-
ance system. (Amd. Ord. 4740,
7-19-1999; Ord. 4851, 8-7-2000)
h. Section 1.3.5, SPECIAL REQUIRE-
MENT #5; SPECIAL WATER QUALITY
CONTROLS:
i. Requirements for Zone 1 of an
Aquifer Protection Area:
•Threshold: If a proposed project
will discharge runoff from more
than one acre of impervious sur-
face that will be subject to vehic-
ular use or storage of chemicals,
and:
(1) Proposes direct discharge
of runoff to a regional facility, re-
ceiving water, lake, wetland, or
closed depression without on-
site peak rate runoff control; or
(2) The runoff from the project
will discharge into a Type 1 or 2
stream, or Type 1 wetland, within
one mile from the project site.
•Requirement: The wetvault size
shall be increased by a factor of
1.5 times the size of the wetvault
normally required per § 4.6.2 of
the 1990 King County Surface
Water Design Manual and shall
satisfy the wetvault required by
§ 1.2.3. CORE REQUIREMENT
4-6-030F
(Revised 6/05)6 - 8
#3: RUNOFF CONTROL in Zone
1 of the aquifer protection area.
New or existing retrofitted
wetvaults and appurtenances
shall meet the pipeline require-
ments specified in RMC
4-3-050H6a, Pipeline Require-
ments – Zone 1. (Amd. Ord.
4851, 8-7-2000)
ii. Requirements for Zone 2 of an
Aquifer Protection Area:
•Threshold: If a proposed project
will construct more than one acre
of impervious surface that will be
subject to vehicular use or stor-
age of chemicals, and
(1) Proposes direct discharge
of runoff to a regional facility, re-
ceiving water, lake, wetland, or
closed depression without on-
site peak rate runoff control; or
(2) The runoff from the project
will discharge into a Type 1 or 2
stream, or Type 1 wetland, within
one mile from the project site.
•Requirement: Then a wetpond
meeting the standards described
above shall be employed to treat
a project’s runoff prior to dis-
charge from the site. A wetvault
or water quality swale, as de-
scribed above, may be used
when a wetpond is not feasible.
A groundwater protection liner
may be required for wetponds
and water quality swales per the
design criteria described in the
section “Liner to Prevent
Groundwater Contamination” in
the introduction to § 4.6, Water
Quality Facility Design. (Ord.
4367, 9-14-1992; amd. Ord.
4740, 7-19-1999)
F. DRAINAGE PLAN DESIGN CRITERIA,
DRAFTING STANDARDS AND
CONTENTS:
The drainage plan shall be prepared in conform-
ance with the Department’s construction plan
drafting standards and contents, the City’s Stan-
dard Specifications for Municipal Construction
and Standard Detail documents, and the design
criteria, construction materials, practices, and
standard details contained in chapters 3, 4 and 5
of the current King County Surface Water Design
Manual; provided, that the Department’s stan-
dards and design criteria will take precedence
and prevail in any interpretation of conflicting or
contradictory standards and design criteria; and
provided further, that within designated urban
separators regulated in RMC 4-3-110, the 2005
King County Surface Water Design Manual Con-
servation Flow Control Area Level 2 flow control
standards are required. (Ord. 4269, 5-21-1990;
Ord. 5132, 4-4-2005)
G. REVIEW AND APPROVAL OF PLAN:
1. Timing and Process: All storm drainage
plans prepared in connection with any of the
permits and/or approvals listed in subsection
C1 of this Section shall be submitted for re-
view and approval to the Development Ser-
vices Division. If no action is taken by the City
after submission of final drainage plans within
forty five (45) days, then such plan is deemed
approved. (Ord. 3174, 11-21-1977)
2. Fees: Fees shall be as listed in RMC
4-1-180B. (Ord. 4722, 5-11-1998)
3. Additional Information: The permit ap-
plication shall be supplemented by any plans,
specifications or other information consid-
ered pertinent in the judgment of the Admin-
istrator or his duly authorized representative.
(Ord. 3174, 11-21-1977)
H. BONDS AND LIABILITY INSURANCE
REQUIRED:
The Development Services Division shall require
all persons constructing retention/detention facili-
ties to post with the Administrator surety and cash
bonds or certified check in the amount of one and
one-half (1-1/2) times the estimated cost of con-
4-6-030I
6 - 9 (Revised 12/05)
struction. Where such persons have previously
posted, or are required to post, other such bonds
with the Administrator, either on the facility itself
or on other construction related to the facility,
such person may, with the permission of the Di-
rector and to the extent allowable by law, combine
all such bonds into a single bond; provided, that
at no time shall the amount thus bonded be less
than the total amount which would have been re-
quired in the form of separate bonds; and pro-
vided further, that such bond shall on its face
clearly delineate those separate bonds which it is
intended to replace.
1. Construction Bond: Prior to com-
mencing construction the person con-
structing the facility shall post a
construction bond in an amount sufficient
to cover the cost of conforming said con-
struction with the approved drainage
plans. In lieu of a bond, the applicant may
elect to establish a cash escrow account
with his bank in an amount deemed by
the Administrator to be sufficient to reim-
burse the City if it should become neces-
sary for the City to enter the property for
the purpose of correcting and/or eliminat-
ing hazardous conditions relating to soil
stability and/or erosion. The instructions
to the escrowee shall specifically provide
that after prior written notice unto the
owner and his failure to correct and/or
eliminate existing or potential hazardous
conditions and his failure to timely rem-
edy same, the escrowee shall be autho-
rized without any further notice to the
owner or his consent to disburse the nec-
essary funds unto the City of Renton for
the purpose of correcting and/or eliminat-
ing such conditions complained of. After
determination by the Department that all
facilities are constructed in compliance
with the approved plans, the construction
bond shall be released.
2. Maintenance Bond: After satisfac-
tory completion of the facilities and re-
lease of the construction bond by the
City, the person constructing the facility
shall commence a three (3) year period
of satisfactory maintenance of the facility.
A cash bond, surety bond or bona fide
contract for maintenance with a third
party for the duration of this three (3) year
period, to be approved by the Administra-
tor and to be used at the discretion of the
Administrator to correct deficiencies in
said maintenance affecting public health,
safety and welfare, must be posted and
maintained throughout the three (3) year
maintenance period. The amount of the
cash bond or surety bond shall be in the
amount of one and one-half (1-1/2) times
the estimated cost of maintenance for a
three (3) year period.
3. Liability Policy: The person con-
structing the facility shall maintain a liabil-
ity policy during such private ownership
with policy limits of not less than one hun-
dred thousand dollars ($100,000.00) per
individual, three hundred thousand dol-
lars ($300,000.00) per occurrence and
fifty thousand dollars ($50,000.00) prop-
erty damage, which shall name the City of
Renton as an additional insured without
cost to the City and which shall protect the
City of Renton from any liability, cost or
expenses for any accident, negligence,
failure of the facility, omission or any other
liability whatsoever relating to the con-
struction or maintenance of the facility.
Said liability policy shall be maintained for
the duration of the facility by the owner of
the facility, provided that in the case of fa-
cilities assumed by the City of Renton for
maintenance pursuant to subsection I of
this Section, said liability policy shall be
terminated when said City maintenance
responsibility commences.
I. CITY ASSUMPTION OF
MAINTENANCE:
1. Maintenance of Facilities by City Au-
thorized: The City of Renton is authorized to
assume the maintenance of retention/deten-
tion facilities after the expiration of the three
(3) year maintenance period in connection
with the subdivision of land if:
a. All of the requirements of subsection
F of this Section have been fully complied
with;
b. The facilities have been inspected
and approved by the Department after
their first year of operation;
c. The surety bond required in subsec-
tion H of this Section has been extended
4-6-030J
(Revised 12/05)6 - 10
for one year covering the City’s first year
of maintenance;
d. All necessary easements entitling
the City to properly maintain the facility
have been conveyed to the City;
e. It is recommended by the Adminis-
trator and concurred in by the City Coun-
cil that said assumption of maintenance
would be in the best interests of the City.
2. Notification of Defect Required: The
owner of said property shall throughout the
maintenance period notify the City in writing if
any defect or improper working of the drain-
age system has come to his notice. Failure to
so notify the City shall give the City cause to
reject assumption of the maintenance of the
facility at the expiration of the three (3) year
maintenance period, or within one year of the
discovery of the defect or improper working,
whichever period is the latest in time.
J. RETROACTIVITY RELATING TO CITY
MAINTENANCE OF SUBDIVISION
FACILITIES:
If any person constructing retention/detention fa-
cilities and/or receiving approval of drainage plans
prior to the effective date of this Section re-as-
sesses the facilities and/or plans so constructed
and/or approved and demonstrates, to the Admin-
istrator’s satisfaction, total compliance with the re-
quirements of this Section the City may, after in-
spection, approval and acknowledgment of the
proper posting of the required bonds as specified
in subsection H of this Section, assume mainte-
nance of the facilities. (Ord. 3174, 11-21-1977)
K. DRAINAGE PLAN REVIEW
PROCEDURES:
The drainage plan and supportive calculations
shall be reviewed by the Department using the
Department’s construction plan review proce-
dures in coordination with all other applicable City
permit review procedures.
1. Tests: Whenever there is insufficient ev-
idence of compliance with any of the provi-
sions of this Code or evidence that any mate-
rial or construction does not conform to the
requirements of this Code, the Administrator
may require tests as proof of compliance to be
made at no expense to this jurisdiction. Test
methods shall be as specified by this Code or
by other recognized test standards. If there
are no recognized and accepted test methods
for the proposed alternate, the Administrator
shall determine test procedures. Suitable per-
formance of the method or material may be
evidence of compliance meeting the testing
requirement. (Ord. 4269, 5-21-1990)
L. ALTERNATE PROVISIONS FOR
MATERIAL, CONSTRUCTION AND
DESIGN:
See RMC 4-9-250E. (Ord. 4722, 5-11-1998)
M. MODIFICATIONS OF CODE
REQUIREMENTS:
See RMC 4-9-250D. (Ord. 4722, 5-11-1998)
N. VIOLATIONS OF THIS SECTION AND
PENALTIES:
Unless otherwise specified, violation of this Sec-
tion are misdemeanors subject to RMC 1-3-1.
(Ord. 4351, 5-4-1992; Ord. 5159, 10-17-2005)
4-6-040 SANITARY SEWER
STANDARDS:
A. CONNECTION TO CITY SEWER
REQUIRED:
The owner of each house, building or property
used for human occupancy, employment, recre-
ation or other purpose, situated within the City
and abutting on any street, alley or right-of-way in
which there is now located or may in the future be
located a public sanitary or combined sewer of
the City which said public sewer is within three
hundred thirty feet (330′) of the property line and
which has been determined to be a health hazard
by the City or the Seattle-King County Health De-
partment, or its successor agencies, or which has
participated and been included in a local improve-
ment district, is hereby required at the owner’s ex-
pense to install suitable toilet facilities therein and
to connect such facilities directly with the proper
public sewer in accordance with the provisions of
this Chapter, within ninety (90) days after the date
of official notice to do so.
1. Exception for Connection to Private
Sewage System: Where a public sanitary or
combined sewer is not available under the
provisions of this Chapter, the building sewer
shall be connected to a private sewage dis-
posal system complying with the provisions
of this Section. (Ord. 4343, 2-3-1992)
4-6-040F
6 - 11 (Revised 6/05)
B. RESPONSIBILITY FOR SEWER
MANAGEMENT FACILITIES:
Any facility improvements identified by the current
adopted long-range wastewater management
plan (comprehensive sewer system plan) that are
not installed or in the process of being installed
must be constructed by the property owner(s) or
developer(s) desiring service. (Ord. 4343,
2-3-1992)
C. SERVICE OUTSIDE OF CITY:
1. Permitted When: Sewer service to prop-
erties outside the City’s corporate limits will
be permitted when the property is within the
City’s adopted Potential Annexation Area
(PAA), approved sanitary sewer service
boundary, or within a special assessment dis-
trict of the City. Sanitary sewer service will
only be granted to those parcels whose pro-
posed connection(s) meet(s) the following
three (3) Renton adopted land use dimen-
sions:
a. Use allowed under adopted general
land use category, i.e., residential, com-
mercial, office, or industrial;
b. Allowed residential density within
adopted land use category; and
c. Allowed structure type and scale
within adopted land use category, i.e.,
number of residential units per building.
2. Potential Annexation Area: The
owner(s) of property in Renton’s Potential An-
nexation Area shall, prior to connecting to the
sewer, execute a covenant running with the
land by which the owners, their heirs, succes-
sors, or assigns are obligated to affirmatively
support any legal and constitutional method
of annexation.
3. Rates: The rates to such special users
shall be as stipulated in RMC 8-5-15. (Ord.
4467, 8-22-1994; Amd. Ord. 4677, 8-4-1997;
Ord. 4907, 6-4-2001; Ord. 4969, 6-3-2002;
Ord. 4981, 8-5-2002; Ord. 5002, 2-10-2003;
Ord. 5123, 1-3-2005)
D. USE OF SEPTIC TANKS, PRIVIES OR
CESSPOOLS:
Except as hereinafter provided, it shall be unlaw-
ful to construct or maintain any privy, privy vault,
septic tank, cesspool, or other facility intended or
used for the disposal of sewage. (Ord. 2173,
8-16-1965)
E. PERMIT REQUIRED FOR
CONNECTION TO CITY SEWER:
No unauthorized person shall uncover, make any
connections with or openings into, use, alter or
disturb any public sewer or appurtenance thereof
without first obtaining a written permit from the De-
velopment Services Division.
1. Connection Approval Options: Per-
mission to make connection to the public
sewer shall consist of either:
a. A developer extension agreement,
wherein permission is granted to make
an extension to a public sewer, or
b. A building sewer permit, wherein per-
mission is granted to make a connection
from private property to a public sewer. A
building sewer permit shall include per-
mission to construct a side sewer when-
ever it is required to complete
connection.
2. Permit Classes: There shall be three (3)
classes of building sewer permits:
a. For residential service;
b. For commercial service; and
c. For industrial service. (Ord. 3832,
8-13-1984)
3. Submittal Requirements and Applica-
tion Fees: In each case the owner or his duly
authorized agent or representative shall
make application in writing on a special form
furnished by the City for said purposes. The
permit application shall be supplemented by
any plans, specifications or other information
considered pertinent in the judgment of the
Development Services Division. The permit
and inspection fees shall be as listed in RMC
4-1-180.
F. PUBLIC SEWER STANDARDS:
1. Costs and Damages: All costs and ex-
pense incident to the installation and connec-
tion of the building sewer shall be borne by
4-6-040F
(Revised 6/05)6 - 12
the owner or applicant of the premises in
question. The owner shall indemnify the City
against any loss or damage that may directly
or indirectly be occasioned by the installation
of the building sewer. (Ord. 1552, 6-12-1956)
2. Standards: Public sewers shall conform
to the latest standards of the City, as adopted
by City Code, and to the “Recommended
Standards for Sewage Works” of the Great
Lakes-Upper Mississippi River Board of State
Sanitary Engineers, and are subject to review
by the Department of Ecology of the State of
Washington. All public sewer extensions shall
conform to the standards and be consistent
with the City comprehensive sewer system
plan. (Ord. 4343, 2-3-1992)
3. Public Sewer Pipe Materials: The pub-
lic sewer shall be ductile iron, AWWA C151,
with Type II push-on or Type III mechanical
joints, together with cement mortar lining
three thirty seconds inch (3/32″) in accor-
dance with AWWA C104, or polyvinyl chloride
(PVC) plastic pipe ASTM D3034, or concrete
nonreinforced ASTM C14 Class 2, or con-
crete reinforced ASTM C76; rubber gaskets
for concrete pipe shall meet ASTM C443
standards; rubber gasket for PVC pipe shall
meet ASTM 1869 standards. However, when
public sewers are installed in filled or unsta-
ble ground, in areas with high groundwater
levels, or in areas where the potential for infil-
tration occurs, they may be required to be ei-
ther ductile iron or PVC plastic pipe. Exact
pipe material shall be as determined by the
wastewater utility. Minimum size shall be
eight inches (8″) diameter. (Ord. 4343,
2-3-1992)
4.Repealed by Ord. 4999. (Ord. 1552,
6-12-1956; Amd. Ord. 2847, 5-6-1974)
5. Manhole Requirements:
a. Where Required: Manholes shall be
installed at the end of each line, at all
changes of grade, size or alignment, at
distances no greater than four hundred
feet (400′) for fifteen inch (15″) diameter
sewers or smaller. Greater spacing may
be permitted in larger sewers. Manholes
shall be a minimum of forty eight inches
(48″) in diameter, shall be precast con-
crete or cast in place concrete, with steel
reinforcement; steps shall be placed at
one foot (1′) spacing, conforming to cur-
rent safety regulations. (Ord. 4343,
2-3-1992)
b. Covers: The manhole covers shall
be twenty four inches (24″) in diameter
cast iron frame and covers.
c. Connections: All connections to the
manhole shall match the existing inverts
or have a drop connection in accordance
with the current City standards. (Ord.
4343, 2-3-1992)
d. Manhole Requirements for Indus-
trial Wastes: When required by the Utili-
ties Engineer, the owner of any property
served by a building sewer carrying in-
dustrial wastes shall install a suitable con-
trol manhole in the building sewer to facil-
itate observation, sampling and measure-
ment of the wastes. Such manhole, when
required, shall be accessibly and safely
located, and shall be constructed in ac-
cordance with plans approved by the Util-
ities Engineer. The manhole shall be in-
4-6-040G
6 - 13 (Revised 3/03)
stalled by the owner at his expense, and
shall be maintained by him so as to be
safe and accessible at all times. (Ord.
1552, 6-12-1956; Amd. Ord. 2847,
5-6-1974)
6. Lift Station Standards: All lift stations
that are to be turned over for public mainte-
nance as well as private lift stations for com-
mercial or multi-family building sewers shall
have alarm and standby emergency opera-
tion systems, and meet or exceed Depart-
ment of Ecology specifications as detailed in
“Criteria for Sewage Works Design”. All pri-
vate single family lift stations shall meet or ex-
ceed the current City standards for that type
of facility.
7. Supervision Required: All persons or
local improvement districts desiring to install
sanitary sewer mains, as an extension of
Renton’s sewer system, must extend said
mains under the supervision of the wastewa-
ter utility. (Ord. 4343, 2-3-1992)
8. Public Sewer Extension Requires De-
veloper Agreement: Extensions to the pub-
lic sewer may be permitted by developer
extension agreements. (Ord. 3055, 8-9-1976)
G. PRIVATE (BUILDING) SEWER
STANDARDS:
1. Independent Sewer Required for Ev-
ery Building: A separate and independent
building sewer shall be provided for every
building, except where one building stands at
the rear of another on an interior lot and no
private sewer is available or can be con-
structed to the rear building through an ad-
joining alley, court, yard, or driveway, the
building sewer from the front building may be
extended to the rear building and the whole
considered as one building sewer. (Ord.
1552, 6-12-1956)
2. Private Sewer Pipe Materials: The
building sewer shall be ductile iron pipe class
50, PVC plastic pipe ASTM spec. D3034 or
equal, or other suitable material approved by
the Utilities Engineer. Joints shall be tight and
waterproof. Any part of the building sewer
that is located within ten feet (10′) of a water
service pipe shall be constructed of ductile
iron pipe with push-on rubber gasket joints. If
installed in filled or unstable ground, the
building sewer shall be of ductile iron pipe
with push-on rubber gasketed joints. (Ord.
4343, 2-3-1992)
3. Size and Slope: The size and slope of
the building sewer shall be subject to the ap-
proval of the Utilities Engineer. The standard
minimum sizes and slopes are:
a. Four inches (4″) at a two percent
(2%) slope (one-quarter inch (1/4″) per
foot) for single family or duplex residen-
tial, or
b. Six inches (6″) at a two percent (2%)
slope (one-quarter inch (1/4″) per foot)
for multi-family, commercial or industrial.
c. In no event shall the diameter of the
side sewer stub be less than six inches
(6″).
4. Special Allowance for Lesser Slope:
The utility may allow, under certain circum-
stances, a six inch (6″) side sewer to be laid
at no less than one percent (1%) (one-eighth
inch (1/8″) per foot). A grade release holding
the City harmless for the flatter slope will be
required.
5. Pipe Location, Elevation, Etc.: When-
ever possible, the building sewer shall be
brought to the building at an elevation below
the basement floor. No building sewer shall
be laid parallel to or within three feet (3′) of
any bearing wall, which might thereby be
weakened. The depth shall be sufficient to af-
ford protection from frost. The building sewer
shall be laid at uniform grade and in straight
alignment insofar as possible. Changes in di-
rection shall be made with proper fittings per
City standards. The wastewater utility may al-
low, at its discretion, the installation of a six
inch (6″) building sewer properly curved not to
exceed one-half (1/2) of manufacturer’s spec-
ifications. In all buildings in which any building
drain is too low to permit gravity flow to the
public sewer, sanitary sewage carried by
such drain shall be lifted by approved artificial
means and discharged to the building sewer.
6. Trenching Standards: All excavations
required for the installation of a building
sewer shall be open trench work unless oth-
erwise approved by the Utilities Engineer.
Pipe laying and backfill shall be performed in
4-6-040H
(Revised 3/03)6 - 14
accordance with ASTM spec. C12-19 and
APWA spec. Sec. 60 except that no backfill
shall be placed until the work has been in-
spected.
7. Joints and Connections: All joints and
connections shall be made gastight and wa-
tertight, and installed in accordance with
APWA spec. 62-3.98A. Concrete pipe joints
shall conform with ASTM C-443. Ductile iron
pipe push-on joints shall conform with ANSI
A-21.11. PVC pipe joints shall conform with
ASTM D2680. Other jointing materials and
methods may be used only by written ap-
proval of the Utilities Engineer.
8. Grease, Oil and Sand Interceptors:
a. When Required: Grease, oil and
sand interceptors or other approved
methodology shall be provided when, in
the opinion of the Utilities Engineer, they
are necessary for the proper handling of
liquid wastes containing grease in exces-
sive amounts, or any flammable wastes,
sand and other harmful ingredients; ex-
cept that such interceptors shall not be
required for private living quarters or
dwelling units. Grease and oil intercep-
tors shall be required on all restaurants,
garages and gas station premises and
shall be so situated as to intercept only
the sources of grease and oil wastes but
excluding domestic or human wastes.
b. Type, Capacity and Location: All
interceptors shall be of a type and capac-
ity approved by the Utilities Engineer, and
shall be located as to be readily and easily
accessible for cleaning and inspection.
c. Construction Materials and Stan-
dards: Grease and oil interceptors shall
be constructed of impervious materials
capable of withstanding abrupt and ex-
treme changes in temperature. They
shall be of substantial construction, wa-
tertight and equipped with easily remov-
able covers which, when bolted in place,
shall be gastight and watertight.
d. Maintenance Required: Where in-
stalled, all grease, oil and sand intercep-
tors shall be maintained by the owner, at
his expense, in continuously efficient op-
eration at all times. (Ord. 4343, 2-3-1992)
9. Inspection: The applicant for the build-
ing sewer permit shall notify the Utilities Engi-
neer when the building sewer is ready for
inspection and connection to the public
sewer. (Ord. 1552, 6-12-1956; Amd. Ord.
2847, 5-6-1974).
10. Precautions While Building: All exca-
vations for building sewer installation shall be
guarded with barricades and lights and such
other precautions as are reasonably ade-
quate to protect the public from accident and
injury.
11. Restoration of Public Property Re-
quired: Streets, sidewalks, parkways and
other public property disturbed in the course
of the work shall be restored in a manner sat-
isfactory to the City.
12. Surety Bond Required: A surety bond
in an amount deemed sufficient and deter-
mined by the Utilities Engineer, but in no
event less than five hundred dollars
($500.00), shall be furnished and deposited
with the City to indemnify the City against any
loss, damage, liability in connection with such
sewer work. (Ord. 1552, 6-12-1956; Amd.
Ord. 2847, 5-6-1974)
13. Use of Old Sewers: Old building sew-
ers may be used in connection with new
buildings only when they are found, on exam-
ination and tests by the Utilities Engineer, to
meet all requirements of this Chapter. (Ord.
4999, 1-13-2003)
H. CONNECTION OF PRIVATE
(BUILDING) SEWER TO PUBLIC SEWER:
1. Location: The connection of the building
sewer into the public sewer shall be made at
a side sewer stub, if such a stub is available
at a suitable location and is found upon ex-
amination and tests by the utility to meet all
standards and specifications of the City. If no
stubs are suitably located or if the existing
stub(s) are found not to meet all standards
and specifications, the property owners shall,
at their expense, have a new side sewer stub
installed.
2. Permit and Supervision by Utility Re-
quired: All such connections shall be made
under permit issued by the utility and per City
standards and specifications. The connection
4-6-040I
6 - 14.1 (Revised 3/03)
shall be made under the supervision of the
Utilities Engineer or his representative. (Ord.
4343, 2-3-1992)
I. PRIVATE SEWAGE DISPOSAL
STANDARDS:
1. Permit Required: Before commence-
ment of construction of a private sewage dis-
posal system the owner shall first obtain a
written permit signed by the Utilities Engineer.
The application for such permit shall be made
on a form furnished by the City, which the ap-
plicant shall supplement by any plans, speci-
fications and other information deemed nec-
essary by the Utilities Engineer. A permit and
inspection fee of ten dollars ($10.00) shall be
paid to the Finance and Information Services
Director at the time the application is filed.
(Ord. 2801, 9-24-1973; Amd. Ord. 2845,
4-15-1974)
2. Inspection and Approval by Utilities
Engineer: A permit for a private sewage dis-
posal system shall not become effective until
the installation is completed to the satisfaction
of the Utilities Engineer. He shall be allowed
to inspect the work at any stage of construc-
tion and, in any event, the applicant for the
permit shall notify the Utilities Engineer when
the work is ready for final inspection, and be-
fore any underground portions are covered.
The inspection shall be made within forty
eight (48) hours of the receipt of notice by the
Utilities Engineer whenever possible.
3. Standards and Tests: The type, capac-
ities, location and layout of a private sewage
disposal system shall comply with all recom-
mendations of the Seattle-King County
Health Department. Field tests and a site sur-
vey shall be made before any permit is issued
for any private sewage disposal system em-
ploying subsurface soil absorption facilities.
(Revised 3/03)6 - 14.2
This page left intentionally blank.
4-6-040J
6 - 15 (Revised 6/05)
(Ord. 2801, 9-24-1973, Amd. Ord. 2847,
5-6-1974)
4. Maintenance Requirements and Dis-
charge Prohibitions: The owner shall oper-
ate and maintain the private sewage disposal
facilities in a sanitary manner at all times, at
no expense to the City. No septic tank or
cesspool shall be permitted to discharge to
any public sewer or natural outlet.
5. Additional Requirements of Health Of-
ficer: No statement contained in this Chapter
shall be construed to interfere with any addi-
tional requirements that may be imposed by
the Health Officer. (Ord. 2801, 9-24-1973)
6. Standards for Abandoning Private
Sewage Disposal Facilities: After connec-
tion to the sewerage system, all septic tanks,
cesspools and similar private sewage dis-
posal facilities shall be abandoned and filled
with suitable material; provided, however, the
owner of the subject premises may suitably
clean the septic tank to utilize same and any
adjoining drain fields system for the proper
disposal of stormwaters. (Ord. 4472,
9-12-1994)
J. ADDITIONAL REQUIREMENTS THAT
APPLY WITHIN ZONES 1 AND 2 OF AN
AQUIFER PROTECTION AREA:
1. Zone 1 Requirements:
a. Wastewater Disposal – Zone 1:
i. New developments (residential
and nonresidential) shall, as a condi-
tion of the building permit, be required
to connect to a central sanitary sewer
system prior to occupancy.
ii. Existing developments (residen-
tial and nonresidential) may be re-
quired to connect to a central sewer
system as a requirement of any
building permit issued after the effec-
tive date of this Section (May 1,
1993) for the property.
iii. All existing developments (resi-
dential and nonresidential) which are
within three hundred thirty feet (330′)
of an existing gravity sanitary sewer
with capacity shall be required to
connect within two (2) years of the
passage of this Section (September
14, 1994). All existing developments
(residential and nonresidential)
which are located within three hun-
dred thirty feet (330′) of a new gravity
sanitary sewer line with capacity
shall be required to connect within
two (2) years of the availability of the
new sewer line.
b. Additional Zone 1 Requirements:
For properties located in Zone 1 of an
aquifer protection area, additional re-
quirements pertaining to sewers are
specified in the following sections of the
Renton Municipal Code: RMC
4-3-050C8d(i), Prohibited Activities –
Aquifer Protection Areas, Zone 1; RMC
4-3-050C1a, Aquifer Protection Areas –
Compliance with Regulations; RMC
4-3-050H6a, Pipeline Requirements –
Zone 1; and RMC 4-4-030C7, Construc-
tion Activity Standards – Zones 1 and 2.
2. Zone 2 Requirements:
a. Wastewater Disposal – Zone 2:
i. New developments (residential
and nonresidential) shall, as a condi-
tion of the building permit, be re-
quired to connect to a central
sanitary sewer system prior to occu-
pancy. New single family residential
development on existing lots may
use an on-site sewage disposal sys-
tem in lieu of connection to a central
sanitary sewer system when the
Wastewater Utility has determined
that, according to its codes and poli-
cies, a central sanitary sewer is un-
available. Approval of the use of an
on-site sewage disposal system for
such development shall be condi-
tional upon the signing of a covenant
running with the land to connect to a
central sanitary sewer within two (2)
years of its availability as determined
by the Wastewater Utility, according
to its codes and policies.
ii. Sanitary sewers shall be con-
structed in accordance with prevail-
ing American Public Works
4-6-050
(Revised 6/05)6 - 16
Association (APWA) standards with
respect to minimum allowable infiltra-
tion and exfiltration.
b. Additional Zone 2 Requirements:
For properties located in Zone 2 of an
aquifer protection area, additional re-
quirements pertaining to sewers are
specified in the following sections of the
Renton Municipal Code: RMC
4-3-050C1a, Aquifer Protection Areas –
Compliance with Regulations; RMC
4-3-050H6b, Pipeline Requirements –
Zone 2; RMC 4-4-030C7, Construction
Activity Standards – Zones 1 and 2; and
RMC 4-3-050D2b, Potential to Degrade
Groundwater. (Ord. 4367, 9-14-1992;
Ord. 4851, 8-7-2000)
4-6-050 STREET PLAN ADOPTED:
That certain arterials and street plan is hereby
adopted as a part of and in further implementation
of the City’s Comprehensive Plan for the physical
development of the City of Renton. (Ord. 2199,
12-20-1965)
4-6-060 STREET STANDARDS:
A. PURPOSE:
It is the purpose of this Code to establish design
standards and development requirements for
street improvements to insure reasonable and
safe access to developed properties. These im-
provements include sidewalks, curbs, gutters,
street paving, monumentation, signage and light-
ing. (Ord. 4521, 6-5-1995)
B. ADMINISTERING AND ENFORCING
AUTHORITY:
The Administrator of the Department of Planning/
Building/Public Works and/or his/her designated
representatives are responsible for the general
administration and coordination of this Code.
C. APPLICABILITY:
Whenever a permit is applied for under the provi-
sions of the Uniform Building Code for new con-
struction, or application made for a short plat or a
full subdivision which is located on a property ad-
jacent to public right-of-way, then the person ap-
plying for such building permit shall build and
install certain street improvements, including, but
not limited to: lighting on all adjacent rights-of-
way, and all private street improvements on ac-
cess easements. The minimum design standards
for streets are listed in the following tables. These
standards will be used as guidelines for determin-
ing specific street improvement requirements for
development projects, including short plats and
subdivisions.
D. EXEMPTIONS:
The following exemptions shall be made to the re-
quirements listed in this Section:
1. New construction or addition with valua-
tion less than fifty thousand dollars
($50,000.00).
2. Interior remodels of any value not involv-
ing a building addition.
3. The construction of one single family
house, or the modification or addition to an
existing house if the public street adjacent to
the lot under construction is currently used for
vehicular access and improved with pave-
ment. If the street does not meet the criteria,
then the street must be improved to meet
minimum Fire Department Standards.
E. RIGHT-OF-WAY DEDICATION
REQUIRED:
1. Dedication Required for Develop-
ment: Where the existing width for any right-
of-way adjacent to the development site is
less than the minimum standards listed in
subsection F of this Section, additional right-
of-way dedication will be required for the pro-
posed development.
2. Amount of Dedication: The right-of-way
dedication required shall be half of the differ-
ence between the existing width and the min-
imum required width as listed in subsection F
of this Section. In cases where additional
right-of-way has been dedicated on the oppo-
site side of the right-of-way from the develop-
ment site in compliance with this Section,
then dedication of the remaining right-of-way
width to obtain the minimum width as listed in
subsection F of this Section shall be required.
3. Waiver of Dedication: The Administra-
tor may waive the requirement for additional
right-of-way dedication pursuant to RMC
4-9-250C, Waiver Procedures, where it is de-
4-6-060L
6 - 19 (Revised 12/05)
2. Minimum Alley Design Standards:
I. STREET LIGHTING STANDARDS:
1. Average Maintained Illumination: The
street lighting shall be constructed to provide
average maintained horizontal illumination as
illustrated below. The lighting levels shall be
governed by roadway classification and area
zoning classification. Values are in horizontal
foot-candles at the pavement surface when
the light source is at its lowest level.
2. Uniformity Ratios: Uniformity ratios for
the street lighting shall meet or exceed four to
one (4:1) for light levels of 0.6 foot-candles or
more and six to one (6:1) for light levels less
than 0.6 foot-candles.
3. Guidelines: Street lighting systems shall
be designed and constructed in accordance
with the City publication, “Guidelines and
Standards for Street Lighting Design of Resi-
dential and Arterial Streets”.
J. PRIVATE STREETS:
1. When Permitted: Private streets are al-
lowed for access to six (6) or fewer lots, pro-
vided at least two (2) of the six (6) lots abut a
public right-of-way. Private streets will only be
permitted if a public street is not anticipated
by the Planning/Building/Public Works De-
partment to be necessary for existing or fu-
ture traffic and/or pedestrian circulation
through the subdivision or to serve adjacent
property.
2. Minimum Standards: Such private
streets shall consist of a minimum of a twenty
six-foot (26′) easement with a twenty-foot
(20′) pavement width. The private street shall
provide a turnaround meeting the minimum
requirements of this Chapter. No sidewalks
are required for private streets; however,
drainage improvements per City Code are re-
quired, as well as an approved pavement
thickness (minimum of four inches (4″) as-
phalt over six inches (6″) crushed rock). The
maximum grade for the private street shall
not exceed fifteen percent (15%), except for
within approved hillside subdivisions. The
land area included in private street ease-
ments shall not be included in the required
minimum lot area for purposes of subdivision.
3. Signage Required: Appurtenant traffic
control devices including installation of traffic
and street name signs, as required by the
Planning/Building/Public Works Department,
shall be provided by the subdivider. The
street name signs will include a sign labeled
“Private Street.”
4. Easement Required: An easement will
be required to create the private street.
5. Timing of Improvements: The private
street must be installed prior to recording of
the plat unless deferred. (Ord. 5100,
11-1-2004)
K. SHARED DRIVEWAYS:
1. When Permitted: A shared private drive-
way may be permitted for access to two (2)
lots. The private access easement shall be a
minimum of twenty-foot (20′) in width, with a
minimum of twelve-foot (12′) paved driveway.
L. TIMING FOR INSTALLATION OF
IMPROVEMENTS:
No building shall be granted a certificate of final
occupancy, or plat or short plat recorded, until all
the required street improvements are constructed
in a satisfactory manner and approved by the re-
sponsible departments unless those improve-
ments remaining unconstructed have been
deferred by the Planning/Building/Public Works
Administrator or his/her designee and security for
ZONING TYPE ROW WIDTH PAVING WIDTH
All Residential 16 feet 14 feet
Commercial 16 feet 16 feet
Downtown
Core Area and
Industrial
20 feet 20 feet
Commercial Industrial Residential
Principal
Arterial
2.0 2.0 1.0
Minor
Arterial
1.4 1.2 0.6
Collector
Street
1.2 0.9 0.6
Local
Street
0.9 0.6 0.2
4-6-060M
(Revised 12/05)6 - 20
such unconstructed improvements has been sat-
isfactorily posted. (Ord. 5156, 9-26-2005)
M. PLAN DRAFTING AND SURVEYING
STANDARDS:
The construction permit plans for street improve-
ments shall be prepared and surveyed in con-
formance with the Department’s “Construction
Plan Drafting Standards”, surveying standards
and the City’s “Standard Specifications for Munic-
ipal Construction”, and standard detail docu-
ments.
N. REVIEW OF CONSTRUCTION PLANS:
1. Submittal: All street improvement plans
prepared shall be submitted for review and
approval to the Department. All plans and
specifications for such improvements are to
be submitted at the time application for a
building permit is made.
2. Fees and Submittal Requirements: All
permits required for the construction of these
improvements shall be applied for and ob-
tained in the same manner and conditions as
specified in chapter 9-10 RMC, relating to ex-
cavating or disturbing streets, alleys, pave-
ment or improvements. Fees shall be as
stipulated in RMC 4-1-180B1, C4 and C5.
Money derived from the above charges shall
be deposited to the General Fund. Half of the
fee is due and payable upon submittal for a
construction permit application, and the re-
mainder is due and payable prior to issuance
of the construction permit.
3. Cost Estimate Required: The applicant
will be required to submit a cost estimate for
the improvements. This will be checked by
the Department for accuracy.
O. INSPECTIONS:
1. Authority and Fees: The Department
shall be responsible for the supervision, in-
spection and acceptance of all street im-
provements listed in this Section, and shall
make a charge therefor to the applicant.
P. CONSTRUCTION BOND REQUIRED:
1. Acceptable Security: Prior to com-
mencing construction the person construct-
ing the street improvements shall post a
construction bond in an amount sufficient to
cover the cost of conforming said construc-
tion with the approved construction permit
plans. In lieu of a bond, the applicant may
elect to establish a cash escrow account with
his/her bank, securing only this obligation
and no other, in an amount deemed by the
Administrator to be sufficient to reimburse the
City if it should become necessary for the city
to complete the improvements.
2. Instructions to Escrow: The instruc-
tions to the escrow shall specifically provide
that after prior written notice unto the appli-
cant and his/her failure to correct and/or elim-
inate existing or potential hazardous
conditions or improperly constructed im-
provements, and his/her failure to timely rem-
edy same, the escrow shall be authorized
without any future notice to the applicant or
his/her consent to disburse the necessary
funds unto the City of Renton for the purpose
of correcting and/or eliminating such condi-
tions.
3. Subsequent Conversion to Mainte-
nance Bond: After determination by the De-
partment that all facilities are constructed in
compliance with the approved plans, the con-
struction bond can be reduced to ten percent
(10%) as a one year maintenance bond.
Q. LATECOMER’S AGREEMENTS:
1. Latecomer’s Agreements Authorized:
Any party extending utilities that may serve
other than that party’s property may request a
latecomer’s agreement from the City. Where
a development is required to construct street
improvements that may also be required by
other developments or by future development
of other parcels in the vicinity, then the devel-
oper may request establishment of a late-
comer’s agreement to reimburse the
developer for all initial costs of the improve-
ments.
2. Process for Latecomer’s Agreements:
The procedure to follow in making application
for the latecomer’s agreement and the steps
to be followed by the City are as detailed in
chapter 9-5 RMC.
4-6-060R
6 - 20.1 (Revised 1/05)
R. VARIATIONS FROM STANDARDS:
1. Alternates, Modifications, Waivers,
Variances: See RMC 4-9-250.
2. Half Street Improvements:
a. When Permitted: Half street im-
provements may be allowed for a resi-
dential access street by the Administrator
or her/his designee when it is determined
(Revised 1/05)6 - 20.2
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4-6-070B
6 - 21 (Revised 12/05)
that the adjacent parcel of property has
the potential for future development and
dedication of the right-of-way necessary
for the completion of the street right-of-
way.
b. Minimum Design Standards: The
right-of-way for the half street improve-
ment must be a minimum of thirty-five feet
(35′) with twenty-eight feet paved (28′). A
curb and a six-foot (6′) sidewalk shall be
installed on the development side of the
street. If the street will require a cul-de-
sac, then the right-of-way for the half of
the cul-de-sac shall be dedicated, with in-
stallation of a temporary hammerhead
turnaround. The property shall also dedi-
cate easements to the city for street light-
ing and fire hydrants. Additional ease-
ments shall be provided for the franchise
utilities outside of the dedicated right-of-
way.
c. Standards for Completion of the
Street: When the adjacent parcel is plat-
ted or developed, an additional fifteen
feet (15′) of right-of-way shall be dedi-
cated from the developing property. The
pavement shall then be widened to thirty
two feet (32′) in total width, and a curb
and six foot (6′) wide sidewalk shall be in-
stalled on the developing side of the
street. If the street is a dead end street re-
quiring a cul-de-sac, then the developing
parcel shall dedicate the remainder of the
right-of-way for the cul-de-sac and con-
struct the final complete cul-de-sac, in-
cluding curb and sidewalk improvements.
3. Reduced Right-of-Way Dedication:
a. When Permitted: The Department
may approve a reduction in the required
right-of-way width for residential access
streets for new streets within a short plat
or subdivision to forty two feet (42′) when
the extra area from the reduction is used
for the creation of an additional lot(s)
which could not be platted without the re-
duction; or when the platting with the re-
quired right-of-way width results in the
creation of lots with less than one hun-
dred feet (100′) in depth.
b. Additional Easements: The De-
partment may require additional ease-
ments be provided for the franchise
utilities outside of the dedicated right-of-
way when such a right-of-way reduction
is approved. In no case shall a reduction
in the required right-of-way width be ap-
proved unless it is shown that there will
be no detrimental effect on the public
health, safety or welfare if the right-of-
way width is reduced, and that the full
right-of-way width is not needed for cur-
rent or future development.
S. DEFERRAL OF IMPROVEMENT
INSTALLATION:
See RMC 4-9-060.
T. APPEALS:
Any decisions made in the administrative process
described in this Section may be appealed to the
Hearing Examiner pursuant to RMC 4-8-110.
U. VIOLATIONS OF THIS SECTION AND
PENALTIES:
Unless otherwise specified, violations of this
Chapter are misdemeanors subject to RMC
1-3-1. (Ord. 4521, 6-5-1995; Ord. 5159,
10-17-2005)
4-6-070 TRANSPORTATION
CONCURRENCY REQUIREMENTS:
A. AUTHORITY AND PURPOSE:
This Chapter is enacted pursuant to the Washing-
ton State Growth Management Act, chapter
36.70A, at RCW 36.70A.070. It is the purpose of
this Chapter to ensure Renton transportation
level of service standards are achieved concur-
rently with development, or within a reasonable
time after development occupancy and use. (Ord.
4708, 3-2-1998)
B. DEFINITIONS OF TERMS USED IN
THIS SECTION:
1. Concurrency or Concurrent with De-
velopment: Transportation improvements or
strategies are in place at the time of building
permit issuance, or a financial commitment is
in place to complete the improvements or
strategies within six (6) years of building per-
mit issuance.
2. Department: The Planning/Building/
Public Works Department.
4-6-070C
(Revised 12/05)6 - 22
3. Development Activity Permit Applica-
tion: For the purposes of transportation con-
currency regulations, any construction,
building expansion, or change in use which
creates additional demand upon or need for
transportation facilities and which requires a
development permit from the City of Renton.
4. Development Permit: Written permis-
sion from the appropriate City decision maker
authorizing the division of a parcel of land, the
construction, reconstruction, conversion,
structural alteration, relocation or enlarge-
ment of any structure, or any use or extension
of the use of the land.
5. Financial Commitment: Includes reve-
nue designated in the most currently adopted
Transportation Improvement Program for
transportation facilities or strategies through
the six (6) year period with reasonable assur-
ance that such funds will be timely put to such
ends, unanticipated revenue from Federal or
State grants for which the City has received
notice of approval, and/or revenue that is as-
sured by an applicant in a form approved by
the City in a voluntary agreement.
6. Finding of Concurrency: A written find-
ing that is part of the applicable development
permit issued by the City indicating that a de-
velopment activity permit application has suc-
cessfully passed the Renton transportation
concurrency test. The finding of concurrency
is made by the decision maker with the au-
thority to approve the development permit.
7. Level of Service (LOS): A measure of
the quality and efficiency of facilities and sys-
tems. The Renton transportation LOS is
adopted in the Renton Comprehensive Plan
Transportation Element. The transportation
LOS standard establishes an index value
which must be met or exceeded in future
years. The LOS index value is determined by
the weighted sum of the p.m. peak travel dis-
tances from the City, averaged in all direc-
tions, in thirty (30) minutes for SOV, HOV, and
transit modes. The current index value is forty
nine (49). More in depth discussion of the Cit-
ywide LOS policy may be found in the Trans-
portation Element.
8. Transportation Concurrency Test:
Technical review of a development activity
permit application by the Department to de-
termine if the transportation system has ade-
quate or unused or uncommitted capacity, or
will have adequate capacity, to accommodate
trips generated by the proposed develop-
ment, without causing the level of service
standards to decline below the adopted stan-
dards, at the time of development or within six
(6) years.
9. Vested: The right to develop or continue
development in accordance with the laws,
rules, and other regulations in effect at the
time vesting is achieved. The time vesting is
achieved is determined in accordance with
brightline vesting rules included in State leg-
islation and case law.
C. APPLICABILITY AND EXEMPTIONS:
1. Applicability: A concurrency test shall
be conducted for all development activity ap-
plications, as defined in subsection B3 of this
Section, excluding exemptions.
2. Exemptions: The following applications
are exempt from the concurrency test:
a. Applications categorically exempt
from SEPA review under RMC 4-9-070,
Environmental Review Procedures.
i. The concurrency test shall not be
conducted for projects that are sub-
ject to SEPA review due to their loca-
tion within an environmentally
sensitive area, but which would oth-
erwise be exempt from SEPA review.
ii. The concurrency test exemption
shall not apply to short plats.
b. Any project that is a component of a
development which was granted a finding
of concurrency that has not expired.
c. Development vested prior to April 6,
1998.
d. Projects granted a finding of concur-
rency where the development activity is
conducted by a person or entity other
than the original applicant, if the project is
limited to the uses, intensities, and vehi-
cle trip generation rates for which the
finding of concurrency was originally
made.
4-6-090D
6 - 27 (Revised 12/05)
establish minimum requirements and procedures
for the underground installation and relocation of
electrical and communication facilities within the
City.
B. APPLICABILITY:
It shall be and it is hereby made the policy of the
City to require compliance with the following or-
derly program pertaining to the underground relo-
cation of all existing overhead wires carrying any
electrical energy, including, but not limited to,
telephone, telegraph, cable television and electri-
cal power, and to require the underground instal-
lation of all new electrical communication
facilities, subject to certain exceptions noted
hereafter. Subject to the excepted facilities listed
in subsection C of this Section, this Chapter shall
apply to all electric facilities and to all communica-
tion facilities, including but not limited to tele-
phone, telegraph and cable television facilities.
C. EXEMPTIONS:
1. This Chapter shall not apply to the follow-
ing facilities:
a. Electric utility substations, pad-
mounted transformers and switching
facilities not located on the public right-
of-way where site screening is or will be
provided in accordance with subsection
H7b of this Section.
b. Electric transmission systems of
a voltage of fifty five (55) kv or more,
(including poles and wires) and equiva-
lent communication facilities where the
utility providing electrical energy is willing
to provide at its expense an underground
street lighting circuit including all conduc-
tor and conduit to a point on the poles at
least forty feet (40′) above ground level to
serve utility owned street lighting fixtures
to be mounted on the poles at said loca-
tion.
c.Ornamental street lighting stan-
dards.
d. Telephone pedestals and other
equivalent communication facilities.
e. Police and fire sirens, or any similar
municipal equipment, including traffic-
control equipment. (Ord. 2432,
9-23-1968)
f.When undergrounding is required
due to extensions, duplications, reloca-
tions or rebuilds to existing overhead
electrical and communication facilities
but the poles to be removed following un-
dergrounding would not be removed be-
cause of continuing requirements for
such poles, such as services to resi-
dences of King County when those resi-
dences are not required to be
undergrounded. However, if there is a
reasonable likelihood that underground-
ing would occur in the foreseeable future,
conduit for underground crossings
should be installed whenever feasible as
part of any ongoing street construction,
reconstruction or overlayment project.
g.When:
• undergrounding is required due
to extensions, duplications, relo-
cations or rebuilds to existing
overhead electrical and commu-
nication facilities and there are
existing overhead electrical or
communication facilities that will
not be removed (such as high
tension wires), and
• the electrical and communication
facilities to be removed by under-
grounding parallel the facilities
that will not be removed, and
• are on the same street right-of-
way or are immediately adjacent
thereto, either on the same side
of the right-of-way or on the op-
posite side of the right-of-way,
then the owners of the property
that would be required to under-
ground under subsection E3 of
this Section will be given the op-
tion to request such under-
grounding and if the majority of
them agree, then the under-
grounding shall occur.
D. DEFINITIONS OF TERMS USED IN
THIS SECTION:
The following terms when used in this Section
shall have the meanings given below:
1. Rebuilds: A replacement of overhead fa-
cilities for a distance of three (3) or more
4-6-090E
(Revised 12/05)6 - 28
spans (four (4) poles) or five hundred feet
(500′) exclusive of replacements due to casu-
alty damage.
2. Services: Facilities located on private
property and/or for the specific purpose of
servicing one customer.
3. Relocations: Removal of existing facili-
ties with subsequent reinstallation at an adja-
cent location, generally necessitated by
roadway widening projects, shall constitute a
relocation. (Ord. 2432, 9-23-1968)
E. UNDERGROUND SERVICE
REQUIRED:
1. When Required:
a. New Services: All new electric or
communication services from an over-
head or underground facility to service
connections of structures shall be in-
stalled underground from and after the ef-
fective date of this Section (9-23-1968).
b. Service Extensions and Rebuilds:
All extension, rebuilds, relocations, or du-
plications of existing overhead electric
and communication facilities shall be in-
stalled under ground from and after the
effective date of this Section (9-23-1968).
All rebuilt or relocated electric or commu-
nication services from an overhead or un-
derground facility to service connections
of structures shall be installed under
ground from and after the effective date
of this Section (9-23-1968), except: 1)
those services which only involve a
change in the overhead service line with-
out a change in the corresponding ser-
vice entrance facilities, and 2) services
feeding overhead to existing single family
residences may be rebuilt or enlarged.
(Ord. 4352, 5-11-1992)
c. Upon Dedication of Right-of-Way
or Easement: All rights-of-way proposed
to be dedicated to the City and/or ease-
ments for public facilities shall be subject
to the provisions of this Chapter. (Ord.
2432, 9-23-1968)
2. Time Allowed to Convert Existing
Above-Ground Facilities:
a. Business Centers and Industrial
Areas: The following requirements apply
to all areas of the City which are outlined
on the map referred to herein.
i. Fifteen (15) Years for Conver-
sion: All existing overhead electric
and communication facilities, with
the exceptions previously noted in
subsection C of this Section, shall be
converted to underground facilities
within fifteen (15) years from the ef-
fective date of this Chapter, subject
to a ten (10) year extension by the
City whereby in the City’s judgment,
their financial situation prohibits the
City from participating to the degree
implied by the provisions of this
Chapter.
ii. Special Requirements for Re-
zoned Areas: All areas rezoned for
commercial or industrial use after the
effective date of this Chapter shall be
converted to underground in the
same manner as provided herein for
existing facilities within fifteen (15)
years from the effective date of such
rezoning, subject to a ten (10) year
extension by the City; provided, that
the Planning/Building/Public Works
Administrator or his/her designee
elects to add such rezoned areas to
those outlined on the map as desig-
nated in subsection E2a of this Sec-
tion. (Ord. 5156, 9-26-2005)
b. Retail Business and Public Facili-
ties: The following requirements apply to
all areas not included in subsection E2a
of this Section and zoned by the Zoning
map of the City as retail business and
public facilities.
The underground requirements respect-
ing all electric or communication facilities
in these areas shall conform to the re-
quirements of the immediately surround-
ing areas as determined by the zoning
classifications; provided, that where the
surrounding areas have varying require-
ments in accordance with the provisions
of this Section, the underground require-
ments shall be those applicable to the
predominantly surrounding area.
4-6-090H
6 - 31 (Revised 12/05)
(9-23-1968), each utility shall be given a rea-
sonable time to prepare such drawings. (Ord.
2432, 9-23-1968)
H. DESIGN STANDARDS:
1. Standards Applicable: All conductors,
switches, transformers, and regulating de-
vices shall be installed in accordance with the
applicable national, State, and local safety
standards. All structural devices shall be de-
signed in accordance with the provisions of
the latest edition of the Uniform Building
Code, subject to the provisions of the imme-
diately following subsection.
2. Coordination with Other Facilities Re-
quired: All underground facilities provided for
herein shall be installed in such manner as to
coordinate with other underground facilities,
i.e., water, sewer and gas pipelines, traffic
control and other signal systems. Whenever
such coordination requires installation prac-
tices more restrictive or demanding than the
minimum standards required by applicable
national, State and local codes and safety
standards, the requirements of such coordi-
nation shall be governing and controlling.
3. Street Lighting: Street lighting facilities
or systems conforming to the current stan-
dards of the City Traffic Engineer shall be in-
stalled as an integral part of all underground-
ing projects.
4. Wheel Load Requirements – Mini-
mum: All vaults, handholes, ventilation grat-
ings, and access covers and conduit in public
rights-of-way shall be strong enough to with-
stand a ten thousand (10,000) pound wheel
load. The serving utility may, at their option,
elect to restrict a ten thousand (10,000)
pound wheel load requirement to traveled
street areas while assuming the responsibility
for upgrading facilities beyond the original
traveled street areas should subsequent wid-
ening occur.
5. Grading of Streets: Streets shall be
graded to subgrade prior to the installation of
underground facilities.
6. Joint Trenches:
a. Joint Trenches Authorized and En-
couraged: In the undergrounding of facil-
ities, as contemplated by this Chapter, it
is the City’s intent to authorize the estab-
lishment of joint or common trenches; that
is, the utilization of a single trench where
feasible by all utilities and/or franchise
holders involved in the relocation of over-
head facilities.
b. Delay of Permit Issuance to Allow
Notice to Other Utilities: Upon applica-
tion for an underground permit, the City
Traffic Engineer shall determine what util-
ities and franchise holders shall use the
proposed trench and the issuance date of
the applicable underground permit. If at
the time of application for an under-
ground permit it does not appear that all
utilities involved in the undergrounding
project have made appropriate arrange-
ments for the use of common trenches,
the City Traffic Engineer may delay the
issuance of such permit until all utilities
involved in such relocation shall have
been given the opportunity to be heard
upon two (2) weeks’ notice. (Ord. 2432,
9-23-1968)
c. Provision for Joint Services
Across Public Right-of-Way Required:
Where new structures require under-
ground services extending into or across
the public right-of-way to existing over-
head distribution systems for connection,
it shall be the responsibility of the prop-
erty owner, owner’s agent or other per-
sons applying for such underground
services from an electrical or communi-
cation utility (power, telephone and TV
cable) to provide adequate provisions
and capacity for joint service usage in a
trench with conduit or other required facil-
ities for present and future service exten-
sions to the structure.
d. Responsibility for Notice: The prin-
cipal utility to initiate the street crossing
by owners, owners’ agent or other per-
sons’ request shall notify the remaining
electrical or communication utility when
the common trench is available.
e. Traffic Engineer Responsibility:
When arrangements do not appear to in-
volve all the above mentioned utilities in
a joint trench, the Traffic Engineer shall
notify the utilities and property owner or
4-6-090I
(Revised 12/05)6 - 32
owner’s agent to provide appropriate ar-
rangements.
f. Delay of Permit Issuance to Allow
Notice to Other Utilities: The issuance
of a permit may be delayed until all utili-
ties involved in a street crossing for un-
derground service connection to a
structure have been given the opportu-
nity to be heard upon two (2) weeks’ no-
tice. (Ord. 3318, 5-14-1979, eff.
5-23-1979)
7. Standards for Above-Ground Installa-
tions: Any equipment excepted from those
underground requirements or otherwise per-
mitted to be installed above-ground shall
comply with the following:
a.Be placed within an enclosure or
part of the building being served, or
b.Be suitably screened with masonry
or other decorative panels and/or ever-
green trees, shrubs, and landscaping
planted in sufficient depth and height,
within a period of five (5) years, to form
an effective sight barrier. The utility
shall be responsible for the installation,
maintenance, repair, or replacement of
the aforementioned screening materials
when the real property on which the
above-ground facility is located is owned
by the utility. When said above-ground fa-
cility is located on non-utility owned real
property, the owner(s) shall bear the ex-
pense of installation maintenance, repair
or replacement of screening materials
outlined hereinabove.
c.Have space frames and structural ar-
rangements for holding equipment de-
signed to have an uncluttered and neat
appearance.
d. Required Positioning of Conduc-
tors: Where above-grade pole line instal-
lations are permitted under the variance
procedures outlined in subsection I of this
Section, conductors shall be placed in
vertical alignment or any other approved
alignment as subsequently designated
by the City Traffic Engineer. (Ord. 2432,
9-23-1968)
I. VARIANCE PROCEDURES:
1. Authority: All applications for variances
from the foregoing underground require-
ments shall first be filed with the Planning/
Building/Public Works Administrator or his/
her designee. The Administrator shall pro-
mulgate rules and regulations governing ap-
plication for, hearings pertaining to, and the
granting of variances from the foregoing un-
derground requirements.
2. Review Criteria: Underground require-
ments shall be waived by a variance only if
the utility owner or user or any other affected
party can demonstrate that it would work an
undue hardship to place the facilities con-
cerned underground. By an undue hardship
is meant a technological difficulty associated
with the particular facility, or with the particu-
lar real property involved, or a cost of under-
grounding such a facility which, in the
discretion of the Planning/Building/Public
Works Administrator or his/her designee, is
deemed to outweigh the general welfare con-
sideration implicit in underground installation,
or an area where the growth pattern has not
been sufficiently established to permit the de-
termination of ultimate service requirements
or major service routes. (Ord. 5156,
9-26-2005)
4-6-100 DEFINITIONS OF TERMS
USED IN THIS CHAPTER:
AIR GAP: A physical vertical separation through
the free atmosphere sufficient to prevent back-
flow between the free-flowing discharge end of
the potable water system and the overflow level of
the receiving vessel, tank, plumbing fixture or any
other system. Physically defined as a distance
greater than or equal to twice the diameter of the
supply pipe diameter, but in no case less than one
inch (1″). (Ord. 4312, 5-13-1991)
APPROVED: (for purposes of the Water Utility
Provisions) Approved in writing by the Depart-
ment of Health or other agency having jurisdic-
tion. (Ord. 4312, 5-13-1991)
AUXILIARY SUPPLY: Any water source or sys-
tem on or available to the premises other than the
purveyor approved potable water supply. (Ord.
4312, 5-13-1991)
4-6-100
6 - 33 (Revised 10/06)
BACKFLOW: The flow of water or any other liq-
uid, gas or substance from any source back into
the distribution pipes of the potable water supply
system. (Ord. 4312, 5-13-1991)
BACKFLOW PREVENTER: An approved as-
sembly which prevents the backflow of water or
any other liquid, gas or substance from any
source back into the distribution pipes of the po-
table water supply system. (Ord. 4312,
5-13-1991)
BACKSIPHONAGE: The flow of water or any
other liquid, gases or substances from any source
back into the distribution pipes of the potable wa-
ter supply system caused by the reduction of
pressure in the potable water supply system.
(Ord. 4312, 5-13-1991)
BUILDING DRAIN: That part of the lowest hori-
zontal piping of a drainage system which receives
the discharge from soil, waste, and other drain-
age pipes inside the walls of the building and con-
veys it to the building sewer, beginning five feet
(5′) outside the inner face of the building walls.
(Ord. 4343, 2-3-1992)
BUILDING SEWER: See Sewer, Building. (Ord.
4343, 2-3-1992)
COMBINED SEWER: A sewer receiving both
surface runoff and sewage. (Ord. 4343, 2-3-1992)
CONTAMINANT: A substance that will impair the
quality of the water to a degree that it creates a
serious health hazard. (Ord. 4312, 5-13-1991)
CROSS CONNECTION: Any physical or poten-
tial arrangement whereby a public water system
is connected, directly or indirectly, with any other
nonpotable water system, drain, sewer, conduit,
pool, storage reservoir, plumbing fixture or other
device which contains, or may contain, contami-
nated water, sewer or other waste liquid of un-
known or unsafe quality which may be capable of
imparting contamination to the public water sys-
tem as a result of backflow. Bypass arrange-
ments, jumper connections, removable sections,
swivel or change-over devices, or other tempo-
rary or permanent devices through which back-
flow may occur are considered to be cross
connections. (Ord. 4312, 5-13-1991)
DOUBLE CHECK VALVE ASSEMBLY: An ap-
proved assembly composed of two (2) single, in-
dependently acting check valves, either spring
loaded or internally weighted, installed as a unit
between two (2) tightly closing shutoff valves and
having suitable connections for testing. (Ord.
4312, 5-13-1991)
FWPCA: The Federal Water Pollution Control Act
of 1956, PL 84-660, together with the amend-
ments of 1966, 1972, and as same may be here-
after amended; Public Law 92-500 and all
subsequent amendments thereto. (Ord. 4343,
2-3-1992)
HEALTH HAZARD: A physical or toxic hazard
which could be dangerous to health. (Ord. 4312,
5-13-1991)
INDUSTRIAL WASTES: The liquid wastes from
industrial process as distinct from sanitary sew-
age. (Ord. 4343, 2-3-1992)
INFILTRATION: The volume of water or ground-
water entering sewers and building sewer con-
nections from the soil through defective joints,
broken or cracked pipe, improper connections or
other structural failures. (Ord. 4343, 2-3-1992)
LONG-RANGE WASTEWATER MANAGE-
MENT PLAN: See City Comprehensive Sewer
Plan. (Ord. 4343, 2-3-1992)
NATURAL OUTLET: Any outlet into a water-
course, pond, ditch, lake or other body of surface
or groundwater. (Ord. 4343, 2-3-1992)
POTABLE WATER: Water which is safe for hu-
man consumption, as described by the public
health authority having jurisdiction. (Ord. 4312,
5-13-1991)
PRESSURE VACUUM BREAKER: An assembly
consisting of a spring loaded check valve and in-
dependently operating air inlet valve, inlet and
discharge shutoff valve, and properly installed
test cocks. The air inlet valve is internally loaded
to the open position, normally by means of a
spring. This internal loading allows the assembly
to be installed on the pressure side of a shutoff
valve. It is designed to protect against backsipho-
nage only. (Ord. 4312, 5-13-1991)
REDUCED PRESSURE PRINCIPLE BACK-
FLOW PREVENTER: An assembly consisting of
two (2) independently acting spring operated
check valves, separated by a spring loaded differ-
ential pressure relief valve, which is installed as a
unit between two (2) tightly closing shutoff valves
4-6-110
(Revised 10/06)6 - 34
and having suitable connections for testing. (Ord.
4312, 5-13-1991)
SEWAGE: A combination of the water-carried
wastes from residences, business buildings, insti-
tutions, and industrial establishments, together
with such ground, surface, and stormwaters as
may be present. (Ord. 4343, 2-3-1992)
SEWAGE TREATMENT PLANT: Any arrange-
ment of devices and structures used for treating
sewage.
SEWAGE WORKS: All facilities for collecting,
pumping, treating, and disposing of sewage.
SEWER: A pipe or conduit for carrying sewage.
SEWER, BUILDING: The extension from the
building drain to the public sewer or other place of
disposal.
SEWER, SANITARY: A sewer which carries sew-
age and to which storm, surface, and groundwa-
ters are not intentionally admitted.
SEWER, PUBLIC: That portion of a sanitary
sewer and its appurtenances located on property,
easements and rights-of-way held, owned, con-
trolled and accepted by the City or other public
authority.
SIDE SEWER: See Sewer, Building.
SIDE SEWER STUB: That portion of the building
sewer between primary collection lines and indi-
vidual property lines.
STORM SEWER and STORM DRAIN: A sewer
which carries storm and surface waters and
drainage, but excludes sewage and polluted in-
dustrial wastes.
WATERCOURSE: A channel in which a flow of
water occurs either continuously or intermittently.
(Ord. 4343, 2-3-1992)
4-6-110 VIOLATIONS OF THIS
CHAPTER AND PENALTIES:
Unless otherwise specified, violations of this
Chapter are misdemeanors subject to RMC
1-3-1. (Ord. 4856, 8-21-2000; Ord. 5159,
10-17-2005)
7 - i (Revised 11/07)
Chapter 7
SUBDIVISION REGULATIONS
CHAPTER GUIDE: Chapter 4-7 RMC contains procedures and review criteria for subdivisions, binding
site plans, and lot line adjustments. Submittal requirements can be found in chapter 4-8 RMC, and fee
information can be found in chapter 4-1 RMC. Detailed improvement requirements, such as streets and
utilities can be found in chapter 4-6 RMC.
This Chapter last amended by Ord. 5304, September 17, 2007.
SECTION PAGE
NUMBER NUMBER
4-7-010 TITLE, PURPOSE AND SCOPE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
A.Title . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
B.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
C.Scope . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
1. Division . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
2. City Approval of Segregations Required . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
a. Method of Calculating Lot Size for a Segregation . . . . . . . . . . . . . . . . . 1
D.Conflicts with Other Codes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
E.State Enabling Legislation as It Applies to This Chapter . . . . . . . . . . . . . . . . . . 1
4-7-020 ADMINISTERING AUTHORITY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
A.Planning/Building/Public Works Department (PBPW) . . . . . . . . . . . . . . . . . . . . 1
B.Administrator . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
C.Hearing Examiner . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
D.City Council . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4-7-030 NOTIFICATION OF OTHER AGENCIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
A.Notice to Other Jurisdictions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
B.Notice for State Highways . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4-7-040 EXCEPTIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
A.Chapter Inapplicable . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
4-7-050 GENERAL OUTLINE OF SUBDIVISION, SHORT PLAT AND LOT
LINE ADJUSTMENT PROCEDURES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
A.Pre-Application Meeting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
B.Application for Lot Line Adjustment – General Overview of Procedures . . . . . . 2
1. Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
2. Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
3. Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
4. Recording . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
C.Application for Short Subdivision – General Overview of Procedures . . . . . . . . 2
1. Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
2. Public Notice . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
3. Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
4. Plats with Four (4) or Less Lots . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
5. Plats with Five (5) to Nine (9) Lots . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
6. Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
7. Recording . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
(Revised 11/07)7 - ii
SECTION PAGE
NUMBER NUMBER
D.Application for Subdivision – General Overview of Procedures . . . . . . . . . . . . . 2
1. Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
2. Public Notice . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
3. Initial Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
4. Recommendation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
5. Hearing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
6. Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
7. Final Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
8. Recording . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
4-7-060 DETAILED PROCEDURES FOR LOT LINE ADJUSTMENTS . . . . . . . . . . . . 3
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
B.Principles of Acceptability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
1. Correcting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
2. Improving . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
3. Conforming . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
C.Submittal Requirements for Lot Line Adjustments . . . . . . . . . . . . . . . . . . . . . . . 3
D.Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
E.Administrative Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
1. Review Time . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
2. Action . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
3. Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
4. Approval with Modification(s) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
5. Denial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
F.Final Recording . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
G.Transfer of Title . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
H.Expiration Period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
4-7-070 DETAILED PROCEDURES FOR SHORT SUBDIVISIONS . . . . . . . . . . . . . . . 4
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
B.Principles of Acceptability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
1. Legal Building Sites . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
2. Access . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
3. Physical Characteristics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
4. Drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
C.Scope . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
1. Short Plat Process Applicable to Division into Nine (9) or Less Lots . . . . . . 4
2. Preliminary Plat Required for Certain Divisions . . . . . . . . . . . . . . . . . . . . . . 4
D.Pre-Application Plan Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
E.Submittal Requirements for Short Subdivision . . . . . . . . . . . . . . . . . . . . . . . . . . 4
F.Referral to Other Departments and Agencies . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
G.Public Notice . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
1. Public Information Sign . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
2. Newspaper Publication . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
3. Mailed Notices . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
4. Failure to Receive Notice . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
H.Administrative Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
1. Review Time . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
2. Action . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
3. Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
7 - iii (Revised 11/07)
SECTION PAGE
NUMBER NUMBER
4. Approval with Modification(s) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
5. Referral to the Hearing Examiner . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
6. Denial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
7. Reconsideration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
I.Appeal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
J.Required Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
K.Final Short Plat Map Submittal Requirements . . . . . . . . . . . . . . . . . . . . . . . . . 6
L.Filing Short Plat . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
1. Right-of-Way Dedications Require Separate Approval . . . . . . . . . . . . . . . . 6
2. Administrator Signature and Recording Fees . . . . . . . . . . . . . . . . . . . . . . . 6
3. Recording Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
M.Expiration Period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
N.Limitations on Further Subdivision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
O.Administrative Guidelines . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6.1
4-7-080 DETAILED PROCEDURES FOR SUBDIVISION . . . . . . . . . . . . . . . . . . . . . 6.1
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6.1
B.Principles of Acceptability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
1. Legal Lots . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
2. Access . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
3. Physical Characteristics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
4. Drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
C.Scope . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
D.Pre-application Meeting Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
1. Pre-Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
2. Pre-Application Submittal Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
3. Referral to Other Departments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
4. Pre-Application Meeting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
5. General Requirements or Findings for Pre-Application Application . . . . . . 7
6. Further Action . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
E.Submittal Requirements for Preliminary Plat Application . . . . . . . . . . . . . . . . . 8
F.Preliminary Plat Meeting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
1. Similarity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
2. Requested Revisions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
G.Referral to Other City Departments and Agencies . . . . . . . . . . . . . . . . . . . . . . 8
H.Time Limitation for Approval or Disapproval of Plats . . . . . . . . . . . . . . . . . . . . 8
I.Hearing Examiner Public Hearing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
1. Public Hearing Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
2. Public Notice Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
J.Health Agency Recommendation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
K.City Council Action . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
L.Expiration Date . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
1. Expiration and Extension . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
2. Additional Extensions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
3. Extension Time Increments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
4. Phased Subdivision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
M. Amendments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
1. Minor Amendments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
2. Major Amendments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
(Revised 11/07)7 - iv
SECTION PAGE
NUMBER NUMBER
3. Process for Major Amendments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
4-7-090 PROPERTY ANNEXED TO CITY WITH PRELIMINARY PLAT APPROVAL
IN COUNTY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
A.City Staff Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
B.General Requirements and Findings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
1. Density Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
2. Public Works Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
C.Expiration Date . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
D.Installation of Improvements or Bonding in Lieu of Improvements . . . . . . . . . . 10
E.Final Plat Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
4-7-100 INSTALLATION OF IMPROVEMENTS OR BONDING IN LIEU OF
IMPROVEMENTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
A.Required Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
B.Inspection, Approval and Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
C.Permits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
D.Final Recording . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
E.Deferred Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
4-7-110 FINAL PLAT PROCEDURES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
A.Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
1. Submittal to Department . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
2. Conformance with Preliminary Plat . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
3. Submittal Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
4. Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
B.Referral to Other Departments and Agencies . . . . . . . . . . . . . . . . . . . . . . . . . . 11
C.City Council Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
D.Setting of Monuments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
E.Filing Final Plat . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
F.Expiration of Plat After Council Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
4-7-120 COMPATIBILITY WITH EXISTING LAND USE AND PLAN –
GENERAL REQUIREMENTS AND MINIMUM STANDARDS . . . . . . . . . . . . 12
A.Continuity with Improved Additions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
B.Conformity with Existing Plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
C.Trails Plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
4-7-130 ENVIRONMENTAL CONSIDERATION – GENERAL REQUIREMENTS
AND MINIMUM STANDARDS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
B.Action Not a Taking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
C.Environmental Considerations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
1. Land Unsuitable for Subdivision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
a. Flooding/Inundation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
b. Steep Slopes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
2. Native Growth Protection Area Easement and Minimum Lot Size . . . . . . . 12
3. Land Clearing and Tree Retention. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
4. Streams . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
a. Preservation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
b. Method . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
c. Culverting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
d. Clean Water . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
7 - v (Revised 12/05)
SECTION PAGE
NUMBER NUMBER
4-7-140 PARKS AND OPEN SPACE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
4-7-150 STREETS – GENERAL REQUIREMENTS AND MINIMUM
STANDARDS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
A.Relationship to Adjoining Street System . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
B.Street Names . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
C.Arterials, Intersections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
D.Street Alignment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
E.Street Pattern . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
1. Grid . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
2. Linkages . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
3. Exceptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
4. Connections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
5. Alley Access . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
6. Alternative Configurations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
7. Cul-de-Sac Streets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
F.Improvements Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
G.Adjacent to Unplatted Acreage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
4-7-160 RESIDENTIAL BLOCKS – GENERAL REQUIREMENTS AND MINIMUM
STANDARDS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
A.Width . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
B.Walkways . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
4-7-170 RESIDENTIAL LOTS – GENERAL REQUIREMENTS AND MINIMUM
STANDARDS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
A.Arrangement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
B.Access Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
C.Minimum Size . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
D.Minimum Width . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
E.Property Corners at Intersections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
F.Pipestem Lots Allowed . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
1. Minimum Lot Size and Pipestem Width and Length . . . . . . . . . . . . . . . . . 15
2. Shared Access Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
4-7-180 INDUSTRIAL AND COMMERCIAL BLOCKS AND LOTS – GENERAL
REQUIREMENTS AND MINIMUM STANDARDS . . . . . . . . . . . . . . . . . . . . . 15
A.Property Corners at Intersections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
B.Lot Orientation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
C.Lot Arrangement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
4-7-190 PUBLIC USE AND SERVICE AREA – GENERAL REQUIREMENTS
AND MINIMUM STANDARDS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
A.Easements for Utilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
B.Community Assets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
4-7-200 INSTALLATION OF UTILITIES – GENERAL REQUIREMENTS AND
MINIMUM STANDARDS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
A.Sanitary Sewers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
B.Storm Drainage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
C.Water System . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
D.Underground Utilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
(Revised 12/05)7 - vi
SECTION PAGE
NUMBER NUMBER
E.Cable TV Conduits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
F. Latecomer’s Agreements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
4-7-210 OTHER IMPROVEMENTS – GENERAL REQUIREMENTS AND
MINIMUM STANDARDS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
A.Monuments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
B.Survey . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
C.Street Signs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
4-7-220 HILLSIDE SUBDIVISIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
B.Procedure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
C.Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
1. Application Information . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
2. Grading . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
3. Streets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
4. Lots . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
5. Erosion Control Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
4-7-230 BINDING SITE PLANS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
A. Purpose and Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
1. Optional Methods of Subdivisions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
2. Alternative Ownership Options or Alternative Standards. . . . . . . . . . . . . . . 17
3. Procedural Requirements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
B. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
C. Approval Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
D. Additional Criteria for Binding Site Plans Proposing Commercial
Condominium Sites or Merging with Planned Urban Development Application. 19
E. Application Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
1. General Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
F. Required Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
1. Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
2. Phasing of Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
G. Access Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
H. Permit Procedures for Binding Site Plan Approval . . . . . . . . . . . . . . . . . . . . . . 20
1. Permit Type . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
2. Review Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
I. Merger with Site Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
1. Review Standards for a Previously Approved Site Plan . . . . . . . . . . . . . . . 20
2. Review Standards for Concurrent Site Plan Application . . . . . . . . . . . . . . . 20
J. Merger with Development Agreement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
K. Review Authority Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
1. Action . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
2. Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
3. Approval with Modifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
4. Referral to the Hearing Examiner . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
5. Denial . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
6. Reconsideration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
L. Right-of-Way Dedication . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
M. Survey and Recording . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
7 - vii (Revised 12/05)
SECTION PAGE
NUMBER NUMBER
1. Administrator Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
2. Filing by City Clerk . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
N. Binding Effect . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
1. Vesting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
2. Legal Lots . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
3. Enforceable . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
O. Expiration and Extension . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
1. Expiration Period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
2. Expiration Period for Merged Approvals . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
3. Extension of Expiration Period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
4. Extension of Expiration Period for Phased Projects . . . . . . . . . . . . . . . . . . 22
P. Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
Q. Alteration or Vacation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
1. Alteration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
2. Vacation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
4-7-240 VARIANCES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
A.Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
4-7-250 VIOLATIONS OF THIS CHAPTER AND PENALTIES . . . . . . . . . . . . . . . . . 23
4-7-030B
7 - 1 (Revised 12/05)
4-7-010 TITLE, PURPOSE AND
SCOPE:
A. TITLE:
This Chapter shall be hereinafter known as the
City of Renton Subdivision Code.
B. PURPOSE:
The purpose of this Chapter is to provide rules,
regulations, requirements, and standards for sub-
dividing land in the City, and for administrative
procedures for adjustments of lot lines in the City,
ensuring that the public health, safety, general
welfare, and aesthetics of the City shall be pro-
moted and protected; that orderly growth, devel-
opment, and the conservation, protection and
proper use of land shall be ensured; that proper
provisions for all public facilities (including circu-
lation, utilities, and services) shall be made; that
the site characteristics shall be taken into consid-
eration; that conformance with provisions set
forth in the City Zoning Code and Comprehensive
Plan shall be insured.
C. SCOPE:
1. Division: This Chapter shall apply to the
division of land for sale or lease into two (2)
or more parcels and to the modification of lot
lines between adjoining parcels.
2. City Approval of Segregations Re-
quired: Segregations require plat or short
plat approval by the City of Renton.
a. Method of Calculating Lot Size for
a Segregation: For the purposes of com-
puting the size of any segregation which
borders on a street or road, the lot size
shall be expanded to include that area
which would be bounded by the center-
line of the road or street and the side lot
lines of the lot running perpendicular to
such centerline.
D. CONFLICTS WITH OTHER CODES:
Where this Chapter imposes greater restrictions
or higher standards upon the development of land
than other laws, ordinances or restrictive cove-
nants, the provisions of this Chapter shall prevail.
E. STATE ENABLING LEGISLATION AS
IT APPLIES TO THIS CHAPTER:
This Chapter is in conformance with chapter
58.17 RCW regulating platting, subdivision, ad-
justing lot lines, and the dedication of land; and
further provides for administrative procedures for
the adjustment of lot lines.
4-7-020 ADMINISTERING
AUTHORITY:
A. PLANNING/BUILDING/PUBLIC
WORKS DEPARTMENT (PBPW):
The PBPW Department is responsible for the ad-
ministration and coordination of this Chapter un-
less another department is authorized to
administer and enforce a specific section or sec-
tions. The PBPW Department is also responsible
for reviewing all engineering and technical re-
quirements of this Chapter.
B. ADMINISTRATOR:
The Administrator shall review and make recom-
mendations to the Hearing Examiner for prelimi-
nary plats and short plats of five (5) or more lots.
The Administrator shall have the authority to ap-
prove short plats of less than five (5) lots.
C. HEARING EXAMINER:
The Hearing Examiner is authorized to hold a
public hearing on all preliminary plats and to
make recommendations to the City Council.
D. CITY COUNCIL:
The City Council shall approve all preliminary
plats; further, the City Council shall have sole au-
thority to approve final plats.
4-7-030 NOTIFICATION OF OTHER
AGENCIES:
A. NOTICE TO OTHER JURISDICTIONS:
Notice of the filing of a preliminary plat of a pro-
posed subdivision in the City, which subdivision is
adjacent to the City’s municipal boundaries, or
which contemplates the use of King County’s or
any other city’s utilities shall be sent to the appro-
priate county or city authorities.
B. NOTICE FOR STATE HIGHWAYS:
Notice of the filing of a preliminary plat or short
plat located adjacent to the right-of-way of a State
highway shall be sent to the State Department of
Transportation.
4-7-040A
(Revised 12/05)7 - 2
4-7-040 EXCEPTIONS:
A. CHAPTER INAPPLICABLE:
The provisions of this Chapter do not apply to:
1. Cemeteries and burial plots while used
for that purpose.
2. Divisions made by testamentary provi-
sions, or the laws of descent.
3. Division of land due to condemnation or
sale under threat thereof, by an agency or di-
vision of government vested with the power of
condemnation, or by court judgment.
4. Divisions of land classified for industrial
or commercial use into lots or tracts when the
City has approved a binding site plan in ac-
cordance with all applicable requirements of
the Renton Municipal Code and chapter
58.17 RCW. (Ord. 4954, 2-11-2002)
4-7-050 GENERAL OUTLINE OF
SUBDIVISION, SHORT PLAT AND LOT
LINE ADJUSTMENT PROCEDURES:
A. PRE-APPLICATION MEETING:
Any person who desires to subdivide land in the
City should request a preapplication meeting with
the Department at an early date in order to be-
come familiar with the requirements of this Chap-
ter.
B. APPLICATION FOR LOT LINE
ADJUSTMENT – GENERAL OVERVIEW
OF PROCEDURES:
The general administrative procedures for pro-
cessing applications for a lot line adjustment are
as follows:
1. Application: The completed application
is filed with the Department;
2. Review: The application is reviewed by
the Department staff;
3. Decision: The adjustment is either ap-
proved, modified, or denied by the Adminis-
trator and/or designee;
4. Recording: The approved lot line adjust-
ment is recorded by the City Clerk with the
King County Department of Records and
Elections.
C. APPLICATION FOR SHORT
SUBDIVISION – GENERAL OVERVIEW
OF PROCEDURES:
The general procedures for processing applica-
tions for a short subdivision are as follows:
1. Application: The completed application
is filed with the Department.
2. Public Notice: Public comment is re-
quested by the following: (a) a notice board on
the site, (b) a notice in a newspaper of general
local circulation, and (c) written notice is
mailed to all property owners within three hun-
dred feet (300′) of the subject property. A four-
teen (14) day comment period is provided
prior to a determination on the application.
3. Review: The application is reviewed by
the Department and other interested City de-
partments and outside agencies.
4. Plats with Four (4) or Less Lots: The
Administrator may approve, modify, or deny
the short subdivision; or require a public hear-
ing and decision by the Hearing Examiner.
Appeal of the decision of the Administrator
shall be to the Hearing Examiner.
5. Plats with Five (5) to Nine (9) Lots: A
public hearing before the Hearing Examiner
will be conducted for short plats creating five
(5) or more lots. The short plat decision will
then be made by the Hearing Examiner.
6. Improvements: The Department will
confirm that the required improvements have
been installed by the applicant, or deferred by
the Planning/Building/Public Works Adminis-
trator or his/her designee. (Ord. 5156,
9-26-2005)
7. Recording: The final short plat is submit-
ted to the Department for final review, ap-
proval and recording.
D. APPLICATION FOR SUBDIVISION –
GENERAL OVERVIEW OF
PROCEDURES:
The general procedures for processing an appli-
cation for a subdivision are as follows:
4-7-060E
7 - 3 (Revised 12/05)
1. Application: The completed application
is filed with the Department.
2. Public Notice: Public comment is re-
quested by the following: (a) a notice board on
the site, (b) a notice in a newspaper of general
local circulation, and (c) written notice is
mailed to all property owners within three hun-
dred feet (300′) of the subject property. A four-
teen (14) day comment period is provided
prior to a public hearing on the application.
3. Initial Review: The application is re-
viewed by the Department and other inter-
ested City departments and outside
agencies.
4. Recommendation: The Administrator
will send a recommendation to the Hearing
Examiner along with the environmental deter-
mination.
5. Hearing: The Hearing Examiner will hold
a public hearing and forward a recommenda-
tion to the City Council which will make a final
determination regarding the preliminary plat.
6. Improvements: The Department will
confirm that the required improvements have
been installed by the applicant, or deferred by
the Planning/Building/Public Works Adminis-
trator or his/her designee. (Ord. 5156,
9-26-2005)
7. Final Review: The applicant submits the
final plat to the Department for its review. The
Department will forward the final plat and its
recommendation to the City Council.
8. Recording: The Department submits the
final plat to the City Council for approval. The
approved final plat is recorded with the office
of the King County Department of Records
and Elections.
4-7-060 DETAILED PROCEDURES
FOR LOT LINE ADJUSTMENTS:
A. PURPOSE:
The purpose of a lot line adjustment is to accom-
modate a transfer of land between adjacent le-
gally created lots provided no additional lot,
parcel or tracts are created.
B. PRINCIPLES OF ACCEPTABILITY:
A lot line adjustment shall be consistent with the
following principles of acceptability:
1. Correcting: Adjust lot lines including the
elimination of a common lot line in order to
correct property line or setback encroach-
ments;
2. Improving: Create better lot design, or
improve access;
3. Conforming: Conform to Applicable
Zoning: See chapter 4-2 RMC, subdivision
and other code requirements pertaining to lot
design, building location, and development
standards.
C. SUBMITTAL REQUIREMENTS FOR
LOT LINE ADJUSTMENTS:
Shall be as stipulated in RMC 4-8-120.
D. FEES:
Shall be as stipulated in RMC 4-1-170.
E. ADMINISTRATIVE REVIEW:
1. Review Time: The Administrator will re-
view and take action on the proposed lot line
adjustment within thirty (30) working days of
receiving a completed application.
2. Action: The Administrator may approve,
request corrections by the applicant, approve
with modifications, or deny the application for
a lot line adjustment.
3. Approval: If approved the lot line adjust-
ment mylar map shall be signed and dated by
the Administrator. The applicant shall be noti-
fied in writing of the decision. The signed my-
lar map shall be filed with the King County
Department of Records and Elections.
4. Approval with Modification(s): If modi-
fication(s) are deemed necessary by the Ad-
ministrator, they may be added to the original
lot line adjustment map or a revised map may
be required. The applicant will be notified of
any such modification action. If a modification
of the original lot line adjustment map, legal
description or other information is necessary,
the projected approval date may be ex-
tended.
4-7-060F
(Revised 12/05)7 - 4
5. Denial: If denied, the lot line adjustment
shall be marked “Denied” and the applicant
shall be notified in writing of the decision,
stating the reasons therefor.
F. FINAL RECORDING:
The lot line adjustment does not become effective
until it is recorded with the King County Depart-
ment of Records and Elections. After two (2) cop-
ies of the signed mylar are made for City records,
the mylar shall be sent to the City Clerk’s office for
recording. It is the responsibility of the City Clerk
to record the approved map and new legal de-
scriptions. A copy of the recorded documents
shall be provided to the applicant by the Planning/
Building/Public Works Department.
G. TRANSFER OF TITLE:
The recording of a lot line adjustment does not
constitute a transfer of title. Separate deeds to
this effect must be recorded with the King County
Department of Records and Elections and are not
subject to these provisions.
H. EXPIRATION PERIOD:
If the lot line adjustment is not filed within two (2)
years of the date of approval, the lot line adjust-
ment shall be null and void. Upon written request
of the applicant, the Planning/Building/Public
Works Department may grant one extension of
not more than one year. Such request must be re-
ceived by the Department prior to the two (2) year
expiration date.
4-7-070 DETAILED PROCEDURES
FOR SHORT SUBDIVISIONS:
A. PURPOSE:
The procedures regulating short subdivisions, in-
cluding segregations of nine (9) or fewer lots, are
established to promote orderly and efficient divi-
sion of lots on a small scale, avoiding placing un-
due burdens on the subdivider and to comply with
provisions of chapter 58.17 RCW.
B. PRINCIPLES OF ACCEPTABILITY:
A short plat shall be consistent with the following
principles of acceptability:
1. Legal Building Sites: Create legal build-
ing sites which comply with all provisions of
the City Zoning Code.
2. Access: Establish access to a public
road for each segregated parcel.
3. Physical Characteristics: Have suit-
able physical characteristics. A proposed
short plat may be denied because of flood, in-
undation, or wetland conditions. Construction
of protective improvements may be required
as a condition of approval, and such improve-
ments shall be noted on the final short plat.
4. Drainage: Make adequate provision for
drainage ways, streets, alleys, other public
ways, water supplies and sanitary wastes.
C. SCOPE:
1. Short Plat Process Applicable to Divi-
sion into Nine (9) or Less Lots: Any land
being divided into nine (9) or less parcels,
lots, tracts, sites, or subdivisions, including
segregations, and which has not been di-
vided in a short subdivision within a period of
five (5) years, shall meet the requirements of
this Section.
2. Preliminary Plat Required for Certain
Divisions: No application for a short subdivi-
sion shall be approved if the land being di-
vided is held in common ownership with a
contiguous parcel which has been divided in
a short subdivision within the preceding five
(5) years. Such applications must be pro-
cessed as preliminary plat, rather than a short
plat.
D. PRE-APPLICATION PLAN REVIEW:
In any short subdivision of property the applicant
may submit a preliminary sketch (five (5) copies)
for preliminary staff review prior to submittal of the
application. The staff shall review this map within
fourteen (14) working days and inform applicant
of any preliminary concerns and recommenda-
tions for revisions. This shall not preclude the staff
from making further recommendations at the ap-
plication stage.
E. SUBMITTAL REQUIREMENTS FOR
SHORT SUBDIVISION:
Submittal requirements for a short subdivision ap-
plication shall be as stipulated in RMC 4-8-120.
4-7-070H
7 - 5 (Revised 12/05)
F. REFERRAL TO OTHER
DEPARTMENTS AND AGENCIES:
Upon receipt of an application for a short plat, the
Department shall transmit one copy to any de-
partment or agency as warranted.
G. PUBLIC NOTICE:
Public notice shall be given when short plat appli-
cation is made. The notices shall state the nature
and location of the proposed development, the
public approvals that are required and the oppor-
tunities for public comment. A fourteen (14) day
public comment period shall be provided prior to
any final action by the Administrator on the pro-
posed short plat. Notice of the application for
short plat shall be given in the following manner:
1. Public Information Sign: A minimum of
one notice of the application for short plat
shall be posted on or adjacent to the land to
be subdivided at least fourteen (14) days
prior to the administrative determination on
the short plat application. Public notice shall
be accomplished through use of a four foot by
eight foot (4′ x 8′) plywood face notice board
to be provided and installed by the applicant
and approved by the Department. Applicant
shall be responsible for placement of the no-
tice board in one conspicuous place on or ad-
jacent to the property subject to the applica-
tion at least fourteen (14) days prior to the
administrative determination on the short plat
application. Applicant will notify the Depart-
ment staff when the notice board is installed
to allow for Department review and approval
of the notice board.
2. Newspaper Publication: One notice of
the short plat application shall be given in a
newspaper of general circulation within the
area in which property is located, at least ten
(10) days prior to the administrative determi-
nation on the short plat application.
3. Mailed Notices: Notice shall be mailed to
all property owners within a radius of three
hundred feet (300′) of the exterior boundaries
of the property which is the subject of the ap-
plication. If the owner of the subject property
also owns property lying adjacent to the sub-
ject property, the three hundred foot (300′) ra-
dius must be taken from the exterior bound-
aries of this adjacent owned property.
4. Failure to Receive Notice: The failure of
any property owner to receive said notice of
hearing will not necessarily invalidate the pro-
ceedings. Failure to receive notice will be
grounds for a request for reconsideration by
the decision maker for the short plat. The de-
cision maker shall reconsider when it is dem-
onstrated that there is additional material
testimony to provide that was not provided by
others before the original decision.
H. ADMINISTRATIVE REVIEW:
1. Review Time: The Administrator will re-
view and take action on the proposed short
plat within the “time limits” as defined in chap-
ter 58.17 RCW.
2. Action: The Administrator may approve,
approve with modifications, require a public
hearing and decision by the Hearing Exam-
iner, or deny the application for a short plat.
Action for short plats of five (5) or greater lots,
or otherwise referred to the Hearing Exam-
iner, shall be by the Hearing Examiner. Every
decision or recommendation made under this
Section shall include findings of fact and con-
clusions to support the decision or recom-
mendation.
3. Approval: If the Administrator finds that
the proposed plat makes appropriate provi-
sions for the public health, safety, and gen-
eral welfare and for such open spaces,
drainage ways, streets, alleys, other public
ways, water supplies, sanitary wastes, parks,
playgrounds, sites for schools and school
grounds and all other relevant facts and that
the public use and interest will be served by
the proposed short plat, then it shall be ap-
proved. The applicant shall be notified in writ-
ing of the decision.
4. Approval with Modification(s): If modi-
fication(s) are deemed necessary by the Ad-
ministrator, then they may be added to the
preliminary short plat map or a revised map
may be required. The applicant will be noti-
fied of any such modification action. If a mod-
ification of the preliminary short plat map,
legal description or other information is nec-
essary, the projected approval date may be
extended.
5. Referral to the Hearing Examiner: If
the Administrator determines that there are
4-7-070I
(Revised 12/05)7 - 6
sufficient concerns by residents in the area of
the short plat, or by City staff, to warrant a
public hearing, then he/she shall refer the
short plat to the Hearing Examiner for public
hearing and decision by the Hearing Exam-
iner. Short plats of five (5) or more lots will
also be referred to the Hearing Examiner for
public hearing and decision. Notice of the
public hearing shall be given as required for a
full subdivision.
6. Denial: If denied, the preliminary short
plat map shall be marked “Denied” and the
applicant shall be notified in writing of the de-
cision, stating the reasons therefor.
7. Reconsideration: Any party may re-
quest that an application, on which the Ad-
ministrator has taken action, be reopened by
the Administrator if it is found by the Depart-
ment or the applicant that new information
has come to light not readily discoverable
prior to the approval upon the exercise of due
diligence or any material misrepresentation
of fact is found that might affect the action
taken by the Administrator. In case of a denial
of the request for reconsideration by the Ad-
ministrator any appeal shall be made to the
Hearing Examiner. New information can be
presented during the Hearing Examiner’s
consideration of the appeal.
I. APPEAL:
The decision of the Administrator shall be final,
unless an appeal by any aggrieved party is made
to the Hearing Examiner within fourteen (14) days
after the Administrator’s decision. Said appeal
shall be in writing to the Hearing Examiner and
filed with the City Clerk and the Department. The
Hearing Examiner shall set a hearing date for the
appeal within twenty one (21) days unless an ex-
tension thereto is agreed to, in writing, by the ap-
plicant.
J. REQUIRED IMPROVEMENTS:
The following tangible improvements shall be
constructed or deferred before a final short plat is
submitted or a short subdivision is recorded:
grading and paving of streets and alleys, installa-
tion of curbs, gutters, sidewalks, monuments,
sanitary and storm sewers, street lights, water
mains and street name signs, together with all ap-
purtenances thereto to specifications and stan-
dards of this Code, approved by the Department
and in accordance with other standards of the
City. A separate construction permit will be re-
quired for any such improvements, along with as-
sociated engineered plans prepared per the City
drafting standards and associated fees.
K. FINAL SHORT PLAT MAP SUBMITTAL
REQUIREMENTS:
The final short plat map which is submitted for fil-
ing shall be as stipulated in RMC 4-8-120.
L. FILING SHORT PLAT:
1. Right-of-Way Dedications Require
Separate Approval: Any required or pro-
posed right-of-way dedications must be sub-
mitted to the Department for review and
approval prior to filing of the short plat. All
right-of-way dedications require City Council
approval prior to filing of the short plat.
2. Administrator Signature and Record-
ing Fees: A short plat must be signed by the
Administrator before it is filed. The final
signed mylar shall remain with the Depart-
ment until such time as the applicant requests
that the short plat be recorded. The recording
fees shall be paid by the subdivider.
3. Recording Process: The approved
short plat will be sent to the City Clerk by the
Department when the short plat is final and all
prerequisites to filing have been completed.
The short plat shall be filed by the City Clerk
for record in the office of the King County De-
partment of Records and Elections and shall
not be deemed approved until so filed.
M. EXPIRATION PERIOD:
If the short plat is not filed within two (2) years of
the date of approval, the short plat shall be null
and void. Upon written request of the subdivider,
the Planning/Building/Public Works Department
may grant one extension of not more than one
year. Such request must be received by the De-
partment prior to the expiration of the short plat.
N. LIMITATIONS ON FURTHER
SUBDIVISION:
Any land subdivided under the requirements of
this Section shall not be further divided for a pe-
riod of five (5) years without following the proce-
dures for subdivision. Further short subdivision of
lot(s) must be consistent with the then-current ap-
plicable maximum density requirement as mea-
sured within the plat as a whole. (Ord. 5153,
9-26-2005)
4-7-080A
7 - 6.1 (Revised 12/05)
O. ADMINISTRATIVE GUIDELINES:
There shall be on file with the Planning/Building/
Public Works Department and made available
with each application issued a set of administra-
tive guidelines for drawing short plat maps, com-
pleting the application package and recording the
plat.
4-7-080 DETAILED PROCEDURES
FOR SUBDIVISION:
A. PURPOSE:
The procedures regulating subdivisions, includ-
ing segregations of ten (10) or more lots, are es-
tablished to promote orderly and efficient division
of lots, avoiding placing undue burdens on the
(Revised 12/05)7 - 6.2
This page left intentionally blank.
4-7-110F
7 - 11 (Revised 11/07)
monuments, sanitary and storm sewers, street
lights, water mains and street name signs, to-
gether with all appurtenances thereto to specifi-
cations and standards of this Code, approved by
the Department and in accordance with other
standards of the City. A separate construction
permit will be required for any such improve-
ments, along with associated engineered plans
prepared per the City drafting standards and as-
sociated fees as listed in RMC 4-1-140 through
4-1-200, Fee Schedules. (Amd. Ord. 4751,
11-16-1998)
B. INSPECTION, APPROVAL AND FEES:
The Department shall be responsible for the su-
pervision, inspection and acceptance of all subdi-
vision improvements.
C. PERMITS:
Prior to proceeding with subdivision improve-
ments, the subdivider shall make application for
such permits from the City as are necessary. The
applicant is also responsible for complying with all
permit requirements of other Federal, State and
local agencies.
D. FINAL RECORDING:
No final plat or any short subdivision shall be re-
corded until all improvements are constructed in
a satisfactory manner and approved by the re-
sponsible departments or a security approved by
the City has been posted for deferred improve-
ments. (Amd. Ord. 4751, 11-16-1998)
E. DEFERRED IMPROVEMENTS:
See RMC 4-9-060.
4-7-110 FINAL PLAT PROCEDURES:
A. APPLICATION:
1. Submittal to Department: Application
for final plat shall be filed with the Department
on forms prescribed by the Department.
2. Conformance with Preliminary Plat:
The final plat shall conform with only minor
modifications to the preliminary plat. The lot
configuration and number of lots must remain
unchanged from the approved preliminary
plat. Minor modifications are allowed in lot
line locations and dimensions of the new par-
cels provided all parcels are in conformance
with the lot development standards of the
Zoning Code.
3. Submittal Requirements: Shall be as
stipulated in RMC 4-8-120. The final plat shall
be prepared by a registered land surveyor in
accordance with the requirements of the
Renton surveying standards. Shall contain
data sufficient to determine readily and repro-
duce on the ground the location, bearing, and
length of every street, easement line, lot line,
boundary line and block line on site. Shall in-
clude dimensions to the nearest one-hun-
dredth (1/100) of a foot and angles and
bearings in degrees, minutes, and seconds.
4. Fees: Application fees are required as
outlined in the Fee Schedule, RMC 4-1-170.
B. REFERRAL TO OTHER
DEPARTMENTS AND AGENCIES:
The Department shall distribute the final plat to all
other departments, utility agencies and other gov-
ernmental agencies as warranted.
C. CITY COUNCIL APPROVAL:
At its first public meeting following the date the fi-
nal plat application has been officially accepted by
the Department, the City Council shall set a date
to consider the final plat. The final plat shall be ap-
proved, disapproved or returned to the applicant
for modification or correction by the City Council.
D. SETTING OF MONUMENTS:
All interior monuments shall be installed prior to
the release of any bond.
E. FILING FINAL PLAT:
Before the final plat is submitted to the City Coun-
cil, it shall be signed by the Administrator. After
the final plat is approved by the City Council, it
shall be signed by the Mayor and the City Clerk.
The final plat shall be filed with the King County
Department of Records and Elections by the City.
F. EXPIRATION OF PLAT AFTER
COUNCIL APPROVAL:
If a final plat has not been recorded within six (6)
months after approval by the City Council, the plat
shall expire and be null and void. To revitalize the
expired plat, the plat shall be resubmitted as a
preliminary plat. One extension to the six (6)
month period may be granted by the City Council.
4-7-120A
(Revised 11/07)7 - 12
4-7-120 COMPATIBILITY WITH
EXISTING LAND USE AND PLAN –
GENERAL REQUIREMENTS AND
MINIMUM STANDARDS:
A. CONTINUITY WITH IMPROVED
ADDITIONS:
No plan for the replatting, subdivision, or dedica-
tion of any areas shall be approved by the City
Council unless the streets shown therein are con-
nected by surfaced road or street (according to
City specifications) to an existing street or high-
way.
B. CONFORMITY WITH EXISTING
PLANS:
The location of all streets shall conform to any
adopted plans for streets in the City.
C. TRAILS PLANS:
If a subdivision is located in the area of an offi-
cially designed trail, provisions shall be made for
reservation of the right-of-way or for easements
to the City for trail purposes.
4-7-130 ENVIRONMENTAL
CONSIDERATION – GENERAL
REQUIREMENTS AND MINIMUM
STANDARDS:
A. PURPOSE:
It is the purpose of this Section to provide for the
protection of valuable, irreplaceable environmen-
tal amenities and to make urban development as
compatible as possible with the ecological bal-
ance of the area. Goals are to preserve drainage
patterns, protect groundwater supply, prevent
erosion and to preserve trees and natural vegeta-
tion. This is beneficial to the City in lessening the
costs of the development to the City as a whole,
and to the subdivider in creating an attractive and
healthy environment.
B. ACTION NOT A TAKING:
No action taken herein shall constitute a taking
under the laws or constitution of the State or Fed-
eral government.
C. ENVIRONMENTAL
CONSIDERATIONS:
A plat, short plat, subdivision or dedication shall
be prepared in conformance with the following
provisions:
1. Land Unsuitable for Subdivision: Land
which is found to be unsuitable for subdivi-
sion includes land with features likely to be
harmful to the safety and general health of
the future residents (such as lands adversely
affected by flooding, steep slopes, or rock for-
mations). Land which the Department or the
Hearing Examiner considers inappropriate
for subdivision shall not be subdivided unless
adequate safeguards are provided against
these adverse conditions.
a. Flooding/Inundation: If any portion
of the land within the boundary of a pre-
liminary plat is subject to flooding or inun-
dation, that portion of the subdivision
must have the approval of the State ac-
cording to chapter 86.16 RCW before the
Department and the Hearing Examiner
shall consider such subdivision.
b. Steep Slopes: A plat, short plat,
subdivision or dedication which would re-
sult in the creation of a lot or lots that pri-
marily have slopes forty percent (40%) or
greater as measured per RMC
4-3-050J1a, without adequate area at
lesser slopes upon which development
may occur, shall not be approved. (Amd.
Ord. 4835, 3-27-2000)
2. Native Growth Protection Area Ease-
ment and Minimum Lot Size: Native growth
protection area easements may be included
in the minimum lot size of lots created
through the subdivision process; provided,
that the area of the lot outside of the ease-
ment is sufficient to allow for adequate build-
able area and yards. (Ord. 4835, 3-27-2000)
3. Land Clearing and Tree Retention:
Shall comply with RMC 4-4-130, Tree Reten-
tion and Land Clearing Regulations.
4. Streams:
a. Preservation: Every reasonable ef-
fort shall be made to preserve existing
streams, bodies of water, and wetland ar-
eas.
b. Method: If a stream passes through
any of the subject property, a plan shall
be presented which indicates how the
stream will be preserved. The methodol-
ogies used should include an overflow
4-7-150E
7 - 13 (Revised 11/07)
area, and an attempt to minimize the dis-
turbance of the natural channel and
stream bed.
c. Culverting: The piping or tunneling
of water shall be discouraged and al-
lowed only when going under streets.
d. Clean Water: Every effort shall be
made to keep all streams and bodies of
water clear of debris and pollutants.
(Amd. Ord. 4835, 3-27-2000; Ord. 5304,
9-17-2007)
4-7-140 PARKS AND OPEN SPACE:
Approval of all subdivisions located in either sin-
gle family residential or multi-family residential
zones as defined in the Zoning Code shall be con-
tingent upon the subdivider’s dedication of land or
providing fees in lieu of dedication to the City, all
as necessary to mitigate the adverse effects of
development upon the existing park and recre-
ation service levels. The requirements and proce-
dures for this mitigation shall be per the City of
Renton Parks Mitigation Resolution.
4-7-150 STREETS – GENERAL
REQUIREMENTS AND MINIMUM
STANDARDS:
A. RELATIONSHIP TO ADJOINING
STREET SYSTEM:
The proposed street system shall extend and cre-
ate connections between existing streets unless
otherwise approved by the Planning/Building/
Public Works Department. Prior to approving a
street system that does not extend or connect,
the Reviewing Official shall find that such excep-
tion shall meet the requirements of subsection E3
of this Section. The roadway classifications shall
be as defined and designated by the Department.
B. STREET NAMES:
All proposed street names shall be approved by
the City.
C. ARTERIALS, INTERSECTIONS:
Streets intersecting with existing or proposed
public highways, major or secondary arterials
shall be held to a minimum.
D. STREET ALIGNMENT:
The alignment of all streets shall be reviewed and
approved by the Planning/Building/Public Works
Department. The street standards set by RMC
4-6-060 shall apply unless otherwise approved.
Street alignment offsets of less than one hundred
twenty five feet (125') are not desirable, but may
be approved by the Department upon a showing
of need but only after provision of all necessary
safety measures.
E. STREET PATTERN:
1. Grid: A grid street pattern shall be used
to connect existing and new development
and shall be the predominant street pattern in
any subdivision permitted by this Section.
2. Linkages: Linkages, including streets,
sidewalks, pedestrian or bike paths, shall be
provided within and between neighborhoods
when they can create a continuous and inter-
connected network of roads and pathways.
Implementation of this requirement shall
comply with Comprehensive Plan Transpor-
tation Element Objective T-A and Policies T-9
through T-16 and Community Design Ele-
ment, Objective CD-M and Policies CD-50
and CD-60.
3. Exceptions:
a. The grid pattern may be adjusted to
a “flexible grid” by reducing the number of
linkages or the alignment between roads,
where the following factors are present
on site:
i. Infeasible due to topographical/
environmental constraints; and/or
ii. Substantial improvements are
existing.
4. Connections: Prior to adoption of a
complete grid street plan, reasonable con-
nections that link existing portions of the grid
system shall be made. At a minimum, stub
streets shall be required within subdivisions
to allow future connectivity.
5. Alley Access: Alley access is the pre-
ferred street pattern. Prior to approval of a
plat without alley access, the Reviewing Offi-
cial shall evaluate an alley layout and deter-
mine that the use of alley(s) is not feasible.
4-7-150F
(Revised 11/07)7 - 14
6. Alternative Configurations: Offset or
loop roads are the preferred alternative con-
figurations.
7. Cul-de-Sac Streets: Cul-de-sac streets
may only be permitted by the Reviewing Offi-
cial where due to demonstrable physical con-
straints no future connection to a larger street
pattern is physically possible.
F. IMPROVEMENTS REQUIRED:
All adjacent rights-of-way and new rights-of-way
dedicated as part of the plat, including streets,
roads, and alleys, shall be graded to their full width
and the pavement and sidewalks shall be con-
structed as specified in the street standards or de-
ferred by the Planning/Building/Public Works
Administrator or his/her designee. (Ord. 4636,
9-23-1996; Ord. 5156, 9-26-2005)
G. ADJACENT TO UNPLATTED
ACREAGE:
Streets that may be extended in the event of fu-
ture adjacent platting shall be required to be ded-
icated to the plat boundary line. Extensions of
greater depth than an average lot shall be im-
proved with temporary turnarounds. Dedication of
a full-width boundary street shall be required in
certain instances to facilitate future development.
(Ord. 5100, 11-1-2004)
4-7-160 RESIDENTIAL BLOCKS –
GENERAL REQUIREMENTS AND
MINIMUM STANDARDS:
A. WIDTH:
Blocks shall be deep enough to allow two (2) tiers
of lots, except where:
1. Abutting principal arterials defined in the
Transportation Element of the Comprehen-
sive Plan.
2. The location and extent of environmental
constraints prevent a standard plat land con-
figuration, including size and shape of the
parcel.
3. Prior to approval of single-tier lot configu-
ration based on exceptions 1 and 2, the pro-
ponent must demonstrate that a different
layout or provisions of an alley system is not
feasible.
B. WALKWAYS:
Where circumstances warrant, the Reviewing Of-
ficial may require one or more public crosswalks
or walkways of not less than six feet (6') in width
dedicated to the City to extend entirely across the
width of the block at locations deemed necessary.
Such crosswalks or walkways shall be paved for
their entire width and length with a permanent
surface and shall be adequately lighted at the de-
veloper’s cost. (Ord. 5100, 11-1-2004)
4-7-170 RESIDENTIAL LOTS –
GENERAL REQUIREMENTS AND
MINIMUM STANDARDS:
A. ARRANGEMENT:
Insofar as practical, side lot lines shall be at right
angles to street lines or radial to curved street
lines.
B. ACCESS REQUIREMENTS:
Each lot must have access to a public street or
road. Access may be by private access easement
street per the requirements of the street standards.
C. MINIMUM SIZE:
The size, shape, and orientation of lots shall meet
the minimum area and width requirements of the
applicable zoning classification and shall be ap-
propriate for the type of development and use
contemplated. Further subdivision of lots within a
plat approved through the provisions of this
Chapter must be consistent with the then-current
applicable maximum density requirement as
measured within the plat as a whole. (Ord. 5153,
9-26-2005)
D. MINIMUM WIDTH:
Width between side lot lines at their foremost
points (i.e., the points where the side lot lines in-
tersect with the street right-of-way line) shall not
be less than eighty percent (80%) of the required
lot width except in the cases of (1) pipestem lots,
which shall have a minimum width of twenty feet
(20') and (2) lots on a street curve or the turning
circle of cul-de-sac (radial lots), which shall be a
minimum of thirty five feet (35'). (Ord. 4522,
6-5-1995)
E. PROPERTY CORNERS AT
INTERSECTIONS:
All lot corners at intersections of dedicated public
rights-of-way, except alleys, shall have minimum
radius of fifteen feet (15').
4-7-200B
7 - 15 (Revised 7/07)
F. PIPESTEM LOTS ALLOWED:
Pipestem lots may be permitted for new plats to
achieve the minimum density within the Zoning
Code when there is no other feasible alternative
to achieving the minimum density.
1. Minimum Lot Size and Pipestem Width
and Length: The pipestem shall not exceed
one hundred fifty feet (150′) in length and not
be less than twenty feet (20′) in width. The
portion of the lot narrower than eighty percent
(80%) of the minimum permitted width shall
not be used for lot area calculations nor for
measurement of required front yard set-
backs. Land area included in private access
easements shall not be included in lot area
calculations. (Amd. Ord. 4751, 11-16-1998;
Ord. 4999, 1-13-2003)
2. Shared Access Requirements: Abut-
ting pipestem lots shall have a shared private
access driveway. A restrictive covenant will
be required on both parcels for maintenance
of the pipestem driveway. Walkways shall be
paved for their entire width and length with a
permanent surface and shall be adequately
lighted at the developer’s cost. (Amd. Ord.
4999, 1-13-2003; Ord. 5100, 11-1-2004; Ord.
5286, 5-14-2007)
4-7-180 INDUSTRIAL AND
COMMERCIAL BLOCKS AND LOTS –
GENERAL REQUIREMENTS AND
MINIMUM STANDARDS:
The division of land for industrial and commercial
purposes shall conform to the requirements and
minimum standards of residential design except
as provided in this Section.
A. PROPERTY CORNERS AT
INTERSECTIONS:
All lot corners at intersections of dedicated public
rights-of-way, except alleys, shall have minimum
radius of twenty five feet (25′).
B. LOT ORIENTATION:
The size, shape and orientation of lots shall meet
the minimum area and width requirements of the
applicable zoning classification and shall be ap-
propriate for the type of development and use
contemplated.
C. LOT ARRANGEMENT:
Insofar as practical, side lot lines shall be at right
angles to street lines or radial to curved street
lines.
4-7-190 PUBLIC USE AND SERVICE
AREA – GENERAL REQUIREMENTS
AND MINIMUM STANDARDS:
Due consideration shall be given by the subdi-
vider to the allocation of adequately sized areas
for public service usage.
A. EASEMENTS FOR UTILITIES:
Easements may be required for the maintenance
and operation of utilities as specified by the De-
partment.
B. COMMUNITY ASSETS:
Due regard shall be shown to all natural features
such as large trees, watercourses, and similar
community assets. Such natural features should
be preserved, thereby adding attractiveness and
value to the property. (Ord. 5100, 11-1-2004)
4-7-200 INSTALLATION OF
UTILITIES – GENERAL
REQUIREMENTS AND MINIMUM
STANDARDS:
A. SANITARY SEWERS:
Unless septic tanks are specifically approved by
the Planning/Building/Public Works Department
and the King County Health Department, sanitary
sewers shall be provided by the developer at no
cost to the City and designed in accordance with
City standards. Side sewer lines shall be installed
eight feet (8′) into each lot if sanitary sewer mains
are available, or provided with the subdivision de-
velopment. (Ord. 5100, 11-1-2004)
B. STORM DRAINAGE:
An adequate drainage system shall be provided
for the proper drainage of all surface water. Cross
drains shall be provided to accommodate all nat-
ural water flow and shall be of sufficient length to
permit full-width roadway and required slopes.
The drainage system shall be designed per the
requirements of RMC 4-6-030, Drainage (Surface
Water) Standards. The drainage system shall in-
clude detention capacity for the new street areas.
Residential plats shall also include detention ca-
pacity for future development of the lots. Water
4-7-200C
(Revised 7/07)7 - 16
quality features shall also be designed to provide
capacity for the new street paving for the plat.
C. WATER SYSTEM:
The water distribution system including the loca-
tions of fire hydrants shall be designed and in-
stalled in accordance with City standards as
defined by the Department and Fire Department
requirements.
D. UNDERGROUND UTILITIES:
All utilities designed to serve the subdivision shall
be placed underground. Any utilities installed in
the parking strip shall be placed in such a manner
and depth to permit the planting of trees. Those
utilities to be located beneath paved surfaces
shall be installed, including all service connec-
tions, as approved by the Department. Such in-
stallation shall be completed and approved prior
to the application of any surface material. Ease-
ments may be required for the maintenance and
operation of utilities as specified by the Depart-
ment.
E. CABLE TV CONDUITS:
Any cable TV conduits shall be undergrounded at
the same time as other basic utilities are installed
to serve each lot. Conduit for service connections
shall be laid to each lot line by subdivider as to ob-
viate the necessity for disturbing the street area,
including sidewalks, or alley improvements when
such service connections are extended to serve
any building. The cost of trenching, conduit, ped-
estals and/or vaults and laterals as well as ease-
ments therefore required to bring service to the
development shall be borne by the developer
and/or land owner. The subdivider shall be re-
sponsible only for conduit to serve his develop-
ment. Conduit ends shall be elbowed to final
ground elevation and capped. The cable TV com-
pany shall provide maps and specifications to the
subdivider and shall inspect the conduit and cer-
tify to the City that it is properly installed.
F. LATECOMER’S AGREEMENTS:
Where a development is required to construct util-
ity improvements that may also be required by
other developments or by future development of
other parcels in the vicinity, then the developer
may request establishment of a latecomer’s
agreement to reimburse the developer for all ini-
tial costs of the improvements. The procedure to
follow in making application for the latecomer’s
agreement and the steps to be followed by the
City are as detailed in chapter 9-5 RMC.
4-7-210 OTHER IMPROVEMENTS –
GENERAL REQUIREMENTS AND
MINIMUM STANDARDS:
A. MONUMENTS:
Concrete permanent control monuments shall be
established at each and every controlling corner
of the subdivision. Interior monuments shall be lo-
cated as determined by the Department. All sur-
veys shall be per the City of Renton surveying
standards.
B. SURVEY:
All other lot corners shall be marked per the City
surveying standards.
C. STREET SIGNS:
The subdivider shall install all street name signs
necessary in the subdivision.
4-7-220 HILLSIDE SUBDIVISIONS:
A. PURPOSE:
Because of their steeper slopes, the sites of hill-
side subdivisions ordinarily should have greater
attention paid to the potential for drainage, ero-
sion, and slope stability problems than other sub-
divisions.
B. PROCEDURE:
Any short plat or subdivision meeting the defini-
tion of a “hillside subdivision” shall follow the pro-
cedures established for subdivisions. Hillside
subdivisions, including short plats, shall require
the review and approval of the Hearing Examiner.
C. STANDARDS:
The following additional standards shall apply to
hillside subdivisions:
1. Application Information: Information
concerning the soils, geology, drainage pat-
terns, and vegetation shall be presented in
order to evaluate the drainage, erosion con-
trol and slope stability for site development of
the proposed plat. The applicant must dem-
onstrate that the development of the hillside
subdivision will not result in soil erosion and
sedimentation, landslide, slippage, excess
surface water runoff, increased costs of build-
ing and maintaining roads and public facilities
and increased need for emergency relief and
rescue operations.
4-7-230B
7 - 17 (Revised 12/05)
2. Grading: Detailed plans for any pro-
posed cut and fill operations shall be submit-
ted. These plans shall include the angle of
slope, contours, compaction, and retaining
walls.
3. Streets:
a. Streets may only have a grade ex-
ceeding fifteen percent (15%) if approved
by the Department and the Fire Depart-
ment.
b. Street widths may be less than those
required in the street standards for
streets with grades steeper than fifteen
percent (15%) if parking prohibition on
one or both sides of the street is ap-
proved by the Administrator.
4. Lots: Lots may be required to be larger
than minimum lot sizes required by the Zon-
ing Code. Generally, lots in steeper areas of
the subdivision should be larger than those in
less steep areas of the subdivision.
5. Erosion Control Requirements: Any
clearing or grading shall be accompanied by
erosion control measures as deemed neces-
sary by the Department.
4-7-230 BINDING SITE PLANS:
A. PURPOSE AND INTENT:
The purpose of this Section is to allow for:
1. Optional Methods of Subdivision: To
provide an optional process for the division of
land classified for industrial, commercial, or
mixed use zones CN, CV, CA, CD, CO, COR
1, COR 2, COR 3, UC-N1, UC-N2, IL, IM, and
IH through a binding site plan as authorized in
chapters 58.17 and 64.34 RCW. This method
may be employed as an alternative to the
subdivision and short subdivision procedures
in this Chapter.
2. Alternative Ownership Options or Al-
ternative Standards: To allow for alternative
ownership options and/or the ability to modify
development standards that are otherwise re-
quired by the binding site plan process by al-
lowing binding site plan application with a
commercial condominium process pursuant
to chapter 64.34 RCW, and/or planned urban
development process pursuant to RMC
4-9-150.
3. Procedural Requirements: To specify
the administrative requirements for the re-
view and approval of binding site plans that
are in addition to the procedural requirements
of chapter 4-8 RMC and other applicable pro-
visions of the City development regulations.
(Ord. 5100, 11-1-2004; Ord. 5153,
9-26-2005)
B. APPLICABILITY:
1. All proposals for binding site plans shall
be subject to the provisions of this Section. A
binding site plan may be processed in one of
thee ways:
a. Standard Binding Site Plan: A
standard binding site plan creates or al-
ters existing lot lines, subject to the de-
velopment standards of the underlying
zoning district.
b. Commercial Condominium with
Binding Site Plan: Where the develop-
ment standards of the underlying zoning
district cannot be achieved through a
binding site plan, a binding site plan with
condominium ownerships allow for
greater flexibility in the sale and lease of
commercial and industrial sites. This al-
ternative allows the site in question to be
treated as a single lot when applying the
development standard for the underlying
zone.
c. Planned Urban Development with
Binding Site Plan: Where the develop-
ment standards of the underlying zoning
district cannot be achieved through a
binding site plan, a binding site plan
merged with a planned urban develop-
ment allows for greater flexibility in the lot
and infrastructure layout and develop-
ment of the binding site plan provided
planned urban development criteria are
met including provision of a public bene-
fit.
2. A binding site plan may be reviewed and
approved:
a. As a separate mechanism for the di-
vision of commercial and industrial land;
4-7-230C
(Revised 12/05)7 - 18
b. Merged with a site plan review under
RMC 4-9-200, development agreement
under the authority of RCW 36.70B.170,
or both a site plan and development
agreement per the criteria listed in this
Section. A development agreement may
include standards and decision criteria
that apply to a binding site plan applica-
tion in lieu of the standards and criteria
contained in this Section. Per RCW
36.70B.170 through 36.70B.210, a de-
velopment agreement shall not be more
permissive than the development stan-
dards of the underlying zoning district or
other applicable development standards.
c. Merged with a planned urban devel-
opment per RMC 4-9-150.
d. Independently for pre-existing devel-
oped sites, concurrent with or subse-
quent to a site development permit
application for undeveloped land, or con-
current with or subsequent to a building
permit application. (Ord. 5153,
9-26-2005)
C. APPROVAL CRITERIA:
Approval of a binding site plan or a commercial
condominium site shall take place only after the
following criteria are met:
1. Legal Lots: The site that is subject to the
binding site plan shall consist of one or more
contiguous, legally created lots. Lots, parcels,
or tracts created through the binding site plan
procedure shall be legal lots of record. The
number of lots, tracts, parcels, sites, or divi-
sions shall not exceed the number of lots al-
lowed in the applicable zoning district. New
nonconforming lots shall not be created
through the binding site plan process.
2. If minimum lot dimensions and building
setbacks for each newly created lot cannot be
met, the binding site plan shall be processed
as a commercial condominium site per sub-
section D of this Section or merged with a
planned urban development application per
RMC 4-9-150.
3. Commercial or Industrial Property:
The site is located within a commercial, in-
dustrial, or mixed-use zone.
4. Zoning Code Requirements: Individual
lots created through the binding site plan
shall comply with all of the zoning code re-
quirements and development standards of
the underlying zoning district. Where mini-
mum lot dimensions or setbacks cannot be
met, the binding site plan shall be processed
as a commercial condominium site per RMC
4-7-230D.
a. New Construction: The site shall be
in conformance with the zoning code re-
quirements and development standards
of the underlying zoning district at the
time the application is submitted.
b. Existing Development: If the site is
nonconforming prior to a binding site plan
application, the site shall be brought into
conformance with the development stan-
dards of the underlying zoning district at
the time the application is submitted. In
situations where the site cannot be
brought into conformance due to physical
limitations or other circumstances, the
binding site plan shall not make the site
more nonconforming than at the time a
completed application is submitted.
c. Under either new construction or ex-
isting development, applicants for bind-
ing site plan may proposed shared
signage, parking, and access if they are
specifically authorized per RMC
4-4-080E3, 4-4-080I7, and 4-4-100E5,
and other shared improvements as au-
thorized in other sections of the City’s de-
velopment standards.
5. Building Code Requirements: All build-
ing code requirements have been met per
RMC 4-5-010.
6. Infrastructure Provisions: Adequate
provisions, either on the face of the binding
site plan or in a supporting document, have
been made for drainageways, alleys, streets,
other public ways, water supplies, open
space, solid waste, and sanitary wastes, for
the entire property covered by the binding site
plan.
7. Access to Public Rights-of-Way and
Utilities: Each parcel created by the binding
site plan shall have access to a public street,
water supply, sanitary sewer, and utilities by
4-7-230F
7 - 19 (Revised 12/05)
means of direct access or access easement
approved by the City.
8. Shared Conditions: The Administrator
may authorize sharing of open space, park-
ing, access, signage and other improvements
among contiguous properties subject to the
binding site plan and the provisions of RMC
4-4-080E3, 4-4-080I7, and 4-4-100E5. Con-
ditions of use, maintenance, and restrictions
on redevelopment of shared open space,
parking, access, signage and other improve-
ments shall be identified on the binding site
plan and enforced by covenants, easements
or other similar properly recorded mecha-
nism.
9. Future Development: The binding site
plan shall contain a provision requiring that
any subsequent development of the site shall
be in conformance with the approved and re-
corded binding site plan.
10. Dedication Statement: Where lands
are required or proposed for dedication, the
applicant shall provide a dedication state-
ment and acknowledgement on the binding
site plan.
11. Suitable Physical Characteristics: A
proposed binding site plan may be denied be-
cause of flood, inundation, or wetland condi-
tions, or construction of protective
improvements may be required as condition
of approval. (Ord. 5153, 9-26-2005)
D. ADDITIONAL CRITERIA FOR BINDING
SITE PLANS PROPOSING COMMERCIAL
CONDOMINIUM SITES OR MERGING
WITH PLANNED URBAN DEVELOPMENT
APPLICATION:
1. Condominium – Applicability: Where
subdivision of a commercial or industrial site
will result in individual lots which cannot meet
the development standards of the underlying
zoning district, the condominium option al-
lows for the conversion of lease space to con-
dominiums without further subdivision of
land. These standards are in addition to the
requirements of subsection C of this Section.
2. Condominium – Approval: Condomin-
ium developments are eligible for binding site
plan approval, when the purpose of such ap-
proval is to divide the property so that the par-
cel or tract, or a portion thereof, can be
subject to chapter 64.34 RCW (Condominium
Act). A condominium can only be recorded ei-
ther when the development has already been
constructed to City standards established
through a binding site plan or a building per-
mit for new development has been issued.
Binding site plans for condominiums sites
shall be in conformance with chapter 64.34
RCW and RMC 4-9-040. The binding site
plan shall also include conditions requiring
that the condominium is recorded per the pro-
visions of chapter 64.34 RCW.
3. Planned Urban Development: To allow
for the ability to modify development stan-
dards that are otherwise required by the bind-
ing site plan process, a binding site plan
application may be merged with a planned ur-
ban development application pursuant to
RMC 4-9-150. (Ord. 5153, 9-26-2005)
E. APPLICATION REQUIREMENTS:
1. General Requirements: All applications
for binding site plans must conform to the re-
quirements of RMC 4-8-120. (Ord. 5153,
9-26-2005)
F. REQUIRED IMPROVEMENTS:
1. Improvements: The following tangible
improvements shall be provided for, either by
actual construction or a construction sched-
ule approved by the City and bonded by the
applicant, before a binding site plan may be
recorded: grading and paving of streets and
alleys, installation of curbs, gutters, side-
walks, monuments, sanitary and storm sew-
ers, street lights, water mains and street
name signs, together with all appurtenances
thereto to specifications and standards of this
Code, approved by the Department and in ac-
cordance with other standards of the City. A
separate construction permit will be required
for any such improvements, along with asso-
ciated engineering plans prepared per the
City Drafting Standards.
2. Phasing of Improvements: To satisfy
these requirements, the Administrator is au-
thorized to impose conditions and limitations
on the binding site plan. If the Administrator
determines that any delay in satisfying re-
quirements will not adversely impact the pub-
4-7-230G
(Revised 12/05)7 - 20
lic health, safety or welfare, the Administrator
may allow requirements to be satisfied prior
to issuing the first building permit for the site,
or prior to issuing the first building permit for
any phase, or prior to issuing a specific build-
ing’s certificate of occupancy, or in accor-
dance with an approved phasing plan, or in
accordance with plans established by a de-
velopment agreement or as otherwise permit-
ted or required under City Code. (Ord. 5153,
9-26-2005)
G. ACCESS REQUIREMENTS:
Access requirements and street design and de-
velopment standards shall be provided in accor-
dance with RMC 4-6-060, unless superseded by
the terms of a development agreement as pro-
vided by subsection J of this Section, Merger with
Development Agreement. New public roads shall
be provided for lot access where determined by
the Administrator to be reasonably necessary as
a result of the proposed development or to make
appropriate provisions for public roads. Establish-
ment of public roads may also be proposed by the
applicant. (Ord. 5153, 9-26-2005)
H. PERMIT PROCEDURES FOR BINDING
SITE PLAN APPROVAL:
1. Permit Type: Binding site plans shall be
processed as Type III permits in accordance
with the procedures in chapter 4-8 RMC for
Type III permits and the standards and crite-
ria set forth in this Section, unless the appli-
cant elects to merge the binding site plan
application with the site plan review process
or combined site plan/planned action review
process in which case the binding site plan
shall be processed in accordance with the
procedures set out in chapters 4-8 and 4-9
RMC. If a binding site plan permit is pro-
cessed concurrently, but not merged with an-
other permit process, then the binding site
plan application shall be processed as a Type
III permit.
2. Review Authority: Pursuant to chapter
4-8 RMC, the Responsible Official for a bind-
ing site plan application shall be the Adminis-
trator, unless the applicant elects to have the
binding site plan application merged with a
Type VI permit site plan application or a de-
velopment agreement under chapter 36.70B
RCW. If a binding site plan application is to be
processed with a Type VI site plan, then the
responsible Reviewing Official shall be the
Hearing Examiner. If a binding site plan appli-
cation is to be processed with a development
agreement, the responsible Reviewing Offi-
cial shall be the City Council. The final deci-
sion on a development agreement with an
application for a binding site plan shall be
made by City Council. No administrative ap-
peal of the City Council decision shall be
available. If a binding site plan is merged with
a planned urban development application,
the review authority shall be determined pur-
suant to RMC 4-9-150. (Ord. 5153,
9-26-2005)
I. MERGER WITH SITE PLAN:
1. Review Standards for a Previously Ap-
proved Site Plan: If a previously approved
site plan is submitted in conjunction with an
application for binding site plan approval, the
conditions and limitations imposed by the Ad-
ministrator may, where appropriate, include
any conditions and limitations contained in
the previously approved site plan. Subse-
quent site development permits for the land
will still be subject to compliance with the zon-
ing, building, and other applicable land use
codes and regulations existing at the time of
development permit review, unless ad-
dressed as part of the binding site plan review
and expressly depicted on the binding site
plan.
2. Review Standards for Concurrent Site
Plan Application: When a binding site plan
is being considered concurrently with another
land development application, the Adminis-
trator will incorporate all conditions and limita-
tions imposed on the concurrent application
into the binding site plan. Subsequent site de-
velopment permits for the land will still be
subject to compliance with the zoning, build-
ing, and other applicable land use codes and
regulations existing at the time of develop-
ment permit review, unless addressed as part
of the binding site plan review and expressly
depicted on the binding site plan.
J. MERGER WITH DEVELOPMENT
AGREEMENT:
If a binding site plan is merged with a develop-
ment agreement, in the event of a conflict be-
tween the terms of the development agreement
and this Section, the terms of the development
4-7-230N
7 - 21 (Revised 12/05)
agreement shall control. Per RCW 36.70B.170
through 36.70B.210, a development agreement
shall not be more permissive than the applicable
development standards. (Ord. 5153, 9-26-2005)
K. REVIEW AUTHORITY DECISION:
1. Action: The responsible Reviewing Offi-
cial shall review and act upon binding site
plans based upon the general criteria in this
Section and other criteria applicable to the
site plan or development agreement with
which the applicant elects to merge the bind-
ing site plan application. Every decision
made under this Section shall include find-
ings of fact and conclusions to support the
decision.
2. Approval: If the Reviewing Official finds
the proposed binding site plan is in conform-
ance to the standards and requirements of
this Section, then it shall be approved.
3. Approval with Modifications: If modifi-
cation(s) are deemed necessary by the Re-
viewing Official, then they may be added to
the binding site plan or a revised binding site
plan may be required. The applicant shall be
notified of any such modification action.
4. Referral to the Hearing Examiner: Ex-
cept when a binding site plan is merged with
a development agreement, if the Administra-
tor determines that there are sufficient con-
cerns by residents in the area of the binding
site plan, or by City staff, to warrant a public
hearing, then he/she shall refer the binding
site plan to the Hearing Examiner for public
hearing and decision by the Hearing Exam-
iner. Notice of the public hearing will be given
as for a Type VI permit hearing. Binding site
plans merged with development agreements
shall be approved by City Council pursuant to
the requirements of RCW 36.70B.170 et seq.
5. Denial: If the binding site plan is denied
by the Reviewing Official, the applicant shall
be notified in writing of the decision, stating
the reasons therefor.
6. Reconsideration: Any party may re-
quest that an application, on which the Re-
viewing Official has made a decision, be
reopened by the Reviewing Official if it is
found that new information that was not pre-
viously available has come to light that might
affect the action taken by the Reviewing Offi-
cial. Requests for reconsideration must be
filed within fourteen (14) days of the date of
the decision. (Ord. 5153, 9-26-2005)
L. RIGHT-OF-WAY DEDICATION:
Where dedication of right-of-way is required for
the approved binding site plan or proposed by the
applicant, the dedication shall require separate
approval by City Council prior to recording of the
binding site plan with record of survey. The dedi-
cation shall be effective upon recording of the
binding site plan with record of survey.
M. SURVEY AND RECORDING:
Prior to recording, the approved binding site plan
shall be surveyed and the final recording forms
shall be prepared by a professional land surveyor,
licensed in the State of Washington. In addition to
the requirements of RMC 4-8-120C, surveys shall
include those items prescribed by RCW
58.09.060, Records of survey, contents – Record
of corner, information.
1. Administrator Approval: The binding
site plan must be signed by the Administrator
before it is filed. The final approved binding
site plan shall remain with the City until such
time as the applicant requests that the bind-
ing site plan be recorded.
2. Filing by City Clerk: The approved bind-
ing site plan will be sent to the City Clerk by
the Department when the binding site plan is
final and all prerequisites to filing have been
completed. The binding site plan shall be filed
by the City Clerk for record in the office of the
King County Auditor and shall not be deemed
approved until so filed.
N. BINDING EFFECT:
1. Vesting: Upon filing of a complete appli-
cation for a binding site plan, the application
shall be considered under the binding site
plan ordinance, the zoning, and other devel-
opment regulations in effect on the date of
application for the land uses and develop-
ment identified in the binding site plan appli-
cation or identified in a complete site plan
review application filed in conjunction with or
processed concurrently with a binding site
plan application.
4-7-230O
(Revised 12/05)7 - 22
2. Legal Lots: Lots, parcels, or tracts cre-
ated through the binding site plan procedure
shall be legal lots of record.
3. Enforceable: Approved binding site
plans shall be enforceable by the City. All pro-
visions, conditions and requirements of the
binding site plan shall be legally enforceable
on the purchaser or on any person acquiring
a lease or other ownership interest of any lot,
tract, or parcel created pursuant to the bind-
ing site plan. The binding site plan shall in-
clude a provision requiring that any
subsequent development of the site shall be
in conformance with the approved binding
site plan. A sale, transfer, or lease of any lot,
tract, or parcel created pursuant to the bind-
ing site plan that does not conform to the re-
quirements of the binding site plan approval,
shall be considered a violation of this Section,
shall be a nuisance and may be subject to an
injunction action in Superior Court or such
other remedies provided by City Code. (Ord.
5153, 9-26-2005)
O. EXPIRATION AND EXTENSION:
1. Expiration Period: For binding site
plans not merged with a site plan or develop-
ment agreement, the approval shall lapse un-
less submitted for recording within five (5)
years of the binding site plan approval.
2. Expiration Period for Merged Approv-
als: For binding site plans approved as part
of merged application with a site plan or de-
velopment agreement, the binding site plan
shall lapse when the site plan or development
agreement expires unless submitted for re-
cording prior to the date of expiration for the
merged application.
3. Extension of Expiration Period: Addi-
tional time extensions beyond the five (5)
year time period may be granted by the Ad-
ministrator if the applicant can show need
caused by unusual circumstances or situa-
tions which make it unduly burdensome to file
the binding site plan within the five (5) year
time period. The applicant must file a written
request with the Administrator for this addi-
tional time extension; this request must be
filed at least thirty (30) days prior to the expi-
ration date. The request must include docu-
mentation as to the need for the additional
time period. Additional time extensions may
be granted in not greater than one year incre-
ments, up to a maximum of two (2) years.
4. Extension of Expiration Period for
Phased Projects: In the case of a phased
binding site plan, submittal for recording of
any phase of the binding site plan will consti-
tute an automatic one year extension for the
submittal of the next phase of the binding site
plan.
P. APPEALS:
See RMC 4-8-110H.
Q. ALTERATION OR VACATION:
1. Alteration: Alteration of an approved
binding site plan, excluding standard ease-
ments for utilities and lot line adjustments,
shall be accomplished following the same
procedures required for a new binding site
plan application as set forth in this Section;
provided, that only owners of lots within the
binding site plan that are directly affected by
the proposed alteration shall be required to
authorize application for the alteration. If a
binding site plan application was approved as
part of a development agreement approval
process as provided in subsection H2 of this
Section or if property subject to a binding site
plan approval is the subject of a development
agreement, the alteration of the approved
binding site plan shall not require an amend-
ment to the development agreement or ap-
proval by the City Council and, after approval
and recording, shall automatically be incorpo-
rated within the development agreement un-
less otherwise provided in the development
agreement.
2. Vacation: Vacation of a recorded binding
site plan shall be accomplished by following
the same procedures required for a new bind-
ing site plan application as set forth in this
Section. If a portion of a binding site plan is
vacated, the property subject to the vacation
shall constitute one lot, and the balance of the
approved binding site plan shall remain as
approved. If a binding site plan application
was approved as part of a development
agreement approval process or if property
subject to a binding site plan approval is the
subject of a development agreement, the va-
cation of the approved binding site plan,
whether total or partial, shall not require an
amendment to the development agreement
4-7-250
7 - 23 (Revised 12/05)
or approval by the City Council and, after ap-
proval and recording shall automatically be
incorporated within the development agree-
ment unless otherwise provided in the devel-
opment agreement. (Ord. 4954, 2-11-2002)
4-7-240 VARIANCES:
A. AUTHORITY:
A variance from the requirements of this Chapter
may be approved by the Hearing Examiner for a
short plat, or a variance for a full subdivision rec-
ommended to and approved by the City Council,
pursuant to RMC 4-9-250B. (Amd. Ord. 4954,
2-11-2002)
4-7-250 VIOLATIONS OF THIS
CHAPTER AND PENALTIES:
Unless otherwise specified, violations of this
Chapter are misdemeanors subject to RMC
1-3-1. (Ord. 4522, 6-5-1995; Amd. Ord. 4856,
8-21-2000; Ord. 4954, 2-11-2002; Ord. 5159,
10-17-2005)
8 - i (Revised 11/07)
Chapter 8
PERMITS – GENERAL AND APPEALS
CHAPTER GUIDE: This Chapter implements State regulatory reform requirements for permit review,
classifies permits, indicates which Responsible Official has the authority to make recommendations, de-
cisions, or consider appeals, and lists submittal requirements for all development-related permits and
decisions of the City. While chapter 4-8 RMC provides the overall review framework regarding submittal
and hearings, chapter 4-9 RMC contains the permit-specific review procedures and criteria, such as
conditional use permit, site plan review, variance, etc. Both chapters should be reviewed in tandem.
This Chapter last amended by Ord. 5304, September 17, 2007.
SECTION PAGE
NUMBER NUMBER
4-8-010 PURPOSE AND INTENT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4-8-020 APPLICABILITY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4-8-030 EFFECT OF PERMIT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4-8-040 PERMIT PROCESSES CLASSIFIED BY TYPE . . . . . . . . . . . . . . . . . . . . . . . 1
4-8-050 EXEMPTIONS FROM STATE PROCESS REQUIREMENTS . . . . . . . . . . . . 1
A.State Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
B.Exemptions from City Goal of One Hundred Twenty (120) Day Review
Process for Certain Actions Requiring More Time . . . . . . . . . . . . . . . . . . . . . . 1
C.Exemptions from State Notification and Procedural Requirements for
Permits Relating to Use of Public Areas/Facilities . . . . . . . . . . . . . . . . . . . . . . 2
D.Exemptions from State Notification and Procedural Requirements for
Permit Applications Not Subject to Environmental Review . . . . . . . . . . . . . . . . 2
E. Exemptions from State Procedural Requirements for Nonproject Permits. . . . . . 3
4-8-060 SUBMITTAL REQUIREMENTS – GENERAL . . . . . . . . . . . . . . . . . . . . . . . . . 3
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
B.Vesting of Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
C.Application Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
D.Complete Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
E.Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
F.Multiple Permit Application Submittal Requirements . . . . . . . . . . . . . . . . . . . . . 3
G.Submittal Waiver Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
H.Letter of Completeness . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
4-8-070 AUTHORITY AND RESPONSIBILITIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
A.Review Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .3
B.Specific Responsibilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .4
C.Planning/Building/Public Works Administrator or Designee . . . . . . . . . . . . . .4
D.(Repealed) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .5
E.Environmental Review Committee . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .5
F.(Repealed) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .5
G.Planning Commission . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .5
1. Comprehensive Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
2. Shoreline Master Program Amendments . . . . . . . . . . . . . . . . . . . . . . . . . . 5
3. Area-Wide Zoning . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
SECTION PAGE
NUMBER NUMBER
(Revised 11/07)8 - ii
4. Land Use Regulations and Processes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
H.Hearing Examiner . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
1. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
2. Interpretation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
3. Recommendations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
4. Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
I.City Council . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
J.Review Authority for Multiple Permit Applications . . . . . . . . . . . . . . . . . . . . . 7
4-8-080 PERMIT CLASSIFICATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
B.Review Process Based upon Application Type . . . . . . . . . . . . . . . . . . . . . . 7
C.Consolidated Review Process for Multiple Permit Applications . . . . . . . . . . . 7
1. Optional Process Resulting in a Single Open Record Public Hearing . . . . . 7
2. Review Authority for Multiple Permit Applications . . . . . . . . . . . . . . . . . . . . . 7
D.Time Frame Based on Permit Type . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
E.Time Frames – Maximum Permitted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
F.Exclusions from One Hundred Twenty (120) Day Time Limit . . . . . . . . . . . . . 8
1. Revisions/Additional Information Required . . . . . . . . . . . . . . . . . . . . . . . . . . 8
2. EIS Preparation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
3. Applicant Agreements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
G.Land Use Permit Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
H.Review Processes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
4-8-090 PUBLIC NOTICE REQUIREMENTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
A.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
B.Notice of Development Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
C.Notice of Administrative Decisions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
D.Notice of Public Hearing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
1. Time of Notices . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
2. Content of Notice . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
E.Notice of Hearing Examiner Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
F.Notice of City Council Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
G. Failure to Receive Notice. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
4-8-100 APPLICATION AND DECISION – GENERAL . . . . . . . . . . . . . . . . . . . . . . . . . . .21
A.Preapplication Meeting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
1. a. Preapplication Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
b. Preapplication Recommended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
2. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
3. Preapplication Submittal Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
4. Waiver of Formal Application Submittal Requirements . . . . . . . . . . . . . . . . 22
B.Submittal of Formal Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
C.Letter of Completeness . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
1. Timing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
2. Applications Which are Not Complete . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
3. Additional Information May Be Requested . . . . . . . . . . . . . . . . . . . . . . . . . 22
D.Notices to Applicant . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
E.Report by Development Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
1. Report Content . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
SECTION PAGE
NUMBER NUMBER
8 - iii (Revised 12/05)
2. Report Timing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
F.Public Hearing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
1. Hearing by Examiner Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
2. Constitutes Hearing by Council . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
3. Hearing Rules . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
4. Closure/Continuation of Public Hearing . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
5. Application Dismissal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
G.Examiner’s Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
1. Standard Decision Time and Notification Procedure . . . . . . . . . . . . . . . . . 23
2. Decision Time Extension . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
3. Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
4. Reconsideration of Examiner’s Decision . . . . . . . . . . . . . . . . . . . . . . . . . . 23
H.Expiration of Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
I. Extension . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
J.Expiration of Large Scale or Phased Projects . . . . . . . . . . . . . . . . . . . . . . . . . 24
K.Council Action . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
1. Council Action Requires Minutes and Findings of Fact . . . . . . . . . . . . . . . 24
2. Adoption of Examiner’s Findings and Conclusions Presumed . . . . . . . . . 24
3. Applications to Be Placed on Council Agenda . . . . . . . . . . . . . . . . . . . . . 24
4-8-110 APPEALS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
A.Scope and Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
B.Decision Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
C.General Information Applicable to All Types of Appeals . . . . . . . . . . . . . . . . . 24
1. Standing (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
2. Time to File (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
3. Required Form for and Content of Appeals . . . . . . . . . . . . . . . . . . . . . . . . 24
4. Filing of Appeal and Fee . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
5. Facsimile Filings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
6. Notice of Appeal (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
7. Restrictions on Subsequent Actions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
8. Limit on Number of Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
9. Exhaust of Administrative Remedies (Reserved) . . . . . . . . . . . . . . . . . . . 25
D.Appeals of Administrative Decisions to the Planning/Building/Public
Works Department . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
E.Appeals to Examiner of Administrative Decisions
and Environmental Determinations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
1. Applicability and Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
a. Administrative Determinations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
b. Environmental Determinations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
c. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
2. Optional Request for Reconsideration . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
3. Standing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
a. Standing for Filing Appeals of the City’s Environmental
Determinations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
b. Standing for Appeals of Administrative Determinations other than
Environmental . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
SECTION PAGE
NUMBER NUMBER
(Revised 12/05)8 - iv
c. Special Standing Requirements for Appeals of Administrative
Determinations Relative to the Tree Cutting and Land Clearing
Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
d. Special Standing Requirements for Appeals of Decisions Relating
to Master Site Plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
4. Time for Appeal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
a. Appeals of Environmental Determinations . . . . . . . . . . . . . . . . . . . . . . 26
b. Appeals to Examiner of Administrative Determinations Other Than
Environmental . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
5. Complaints After Expiration of Appeal Time . . . . . . . . . . . . . . . . . . . . . . 26.1
6. Appeal Procedures – Hearing Examiner . . . . . . . . . . . . . . . . . . . . . . . . . 26.1
a. Notice to Officer . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26.1
b. Transmittal of Records and Reports . . . . . . . . . . . . . . . . . . . . . . . . . 26.1
c. Notice of Hearing Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
d. Content of Hearing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
e. Record Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
f. Electronic Transcript . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
7. Examiner Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
a. Substantial Weight . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
b. Examiner Decision Options and Decision Criteria . . . . . . . . . . . . . . . . . 27
c. Time for Examiner’s Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
8. Appeal of Examiner Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
a. Appeal of Examiner’s Decision to Council . . . . . . . . . . . . . . . . . . . . . . . 27
b. (Del. by Ord. 4899) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
c. Other Bodies (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
F.Appeals to City Council – Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
1. Time for Appeal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
2. Notice to Parties of Record . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
3. Opportunity to Provide Comments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
4. Transmittal of Record to Council . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
5. Council Review Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
6. Council Evaluation Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
7. Findings and Conclusions Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
8. Council Action . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
9. Decision Documentation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
10. Council Action Final . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
G.Appeals to Superior Court . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
1. Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
2. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
3. Standing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
4. Content of Appeal Submittal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
5. Time for Initiating Appeal to Superior Court . . . . . . . . . . . . . . . . . . . . . . . . 29
a. Appeals of Land Use Decisions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
b. Appeal of Environmental Determinations . . . . . . . . . . . . . . . . . . . . . . . 29
6. Appeals of Other Than Land Use Decisions – Superior Court . . . . . . . . . . 29
H.Appeals of Shoreline Permit Decisions to Shorelines Hearing Board . . . . . . . . 29
1. Standing for Appeals to Shorelines Hearings Board . . . . . . . . . . . . . . . . . . 29
SECTION PAGE
NUMBER NUMBER
8 - v (Revised 12/05)
2. Place and Time for Filing Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
3. City Requires Copy of Appeal Notice . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
4. Limited Utility Extensions and Protective Bulkheads – Appeals . . . . . . . . 29
I. Growth Management Hearings Board . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
1. Standing for Appeals to GMHB . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
2. Matters Which May Be Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
3. Time for Appeal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
4. Contents of Petition for Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
4-8-120 SUBMITTAL REQUIREMENTS – SPECIFIC TO APPLICATION TYPE . 30.1
A. Table 4-8-120A – Public Works Permit Submittal Requirements . . . . . . . . . 30.1
B. Table 4-8-120B – Building Section Permit Submittal Requirements . . . . . . . . 31
C. Table 4-8-120C – Land Use Permit Submittal Requirements . . . . . . . . . . . . . 35
D.Definitions of Terms Used in Submittal Requirements for Building, Planning
and Public Works Permit Applications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44.2
4-8-050B
8 - 1 (Revised 12/05)
4-8-010 PURPOSE AND INTENT:
The purpose and intent of this Chapter is to estab-
lish standard procedures for all land use and de-
velopment applications in order to provide for an
integrated and consolidated land use permit and
environmental review process. It is further the
purpose of this Chapter to combine and expedite
development review to eliminate redundancy and
minimize delays, to establish timelines for notify-
ing the public of land use applications, to revise
hearing requirements to allow one open record
hearing and one closed record appeal hearing,
and to provide that final decisions on develop-
ment proposals be made within one hundred
twenty (120) days of the date of the letter of com-
pleteness, except for development specifically
exempted under this Chapter.
The mandatory nature of the one hundred twenty
(120) day processing time notwithstanding, it is
neither the intent nor the purpose of this Chapter
to establish a claim or remedy for a delay in the
final decision beyond one hundred twenty (120)
days. (Ord. 4587, 3-18-1996; Amd. Ord. 4974,
6-24-2002)
4-8-020 APPLICABILITY:
All applications for development shall be subject
to the provisions of this Chapter, except where
specifically exempted under RMC 4-8-050, Ex-
emptions from State Process Requirements.
(Ord. 4648, 1-6-1997)
4-8-030 EFFECT OF PERMIT:
The issuance or granting of a permit or approval
of plans and specifications shall not be deemed
or construed to be a permit for, or an approval of,
any violation of any of the provisions of this code.
No permit presuming to give authority to violate or
cancel the provisions of this code shall be valid
except insofar as the work or use which it autho-
rized is lawful. (Ord. 4351, 5-4-1992)
4-8-040 PERMIT PROCESSES
CLASSIFIED BY TYPE:
Development subject to review by the City is clas-
sified and processed using one of the eleven (11)
types of land use permit procedures listed in RMC
4-8-080G. The review process for the types of
permit review procedures are described in RMC
4-8-080H. If the code does not expressly provide
for review according to one of the eleven (11)
types of permit review procedures, and another
specific procedure is not required by law, the De-
velopment Services Division shall classify the ap-
plication. (Ord. 4587, 3-18-1996)
4-8-050 EXEMPTIONS FROM STATE
PROCESS REQUIREMENTS:
A. STATE AUTHORITY:
RCW 36.70B.140 allows a local government to
exclude certain project permits from procedure
and time limit requirements. This Section deals
with exemptions from State-mandated notice re-
quirements. Permit types listed below may and
often do have City Code requirements for review,
notification, and appeal beyond State require-
ments.
B. EXEMPTIONS FROM CITY GOAL OF
ONE HUNDRED TWENTY (120) DAY
REVIEW PROCESS FOR CERTAIN
ACTIONS REQUIRING MORE TIME:
RCW 36.70B.140 provides that local govern-
ments may determine that there are “special cir-
cumstances” relative to certain actions or
processes that warrant a different review process
than that set forth in State law. Therefore, the City
exempts the following actions since they typically
require more than one hundred twenty (120) days
to process or would be deemed emergencies:
1. Comprehensive Plan amendments with
or without any other associated land use ap-
plication such as a rezone,
2. Renton Municipal Code amendments,
3. Annexations,
4. Planned unit developments,
5. Development agreements,
6. Environmental impact statements,
7. Temporary emergency wetland permit,
8. Declared emergency under SEPA,
9. Street vacations,
10. Any project once it is appealed to the
Hearing Examiner and/or City Council.
4-8-050C
(Revised 12/05)8 - 2
11. Any project once it becomes the subject
of a petition under the Land Use Petition Act,
12. Any project that is determined by the
Mayor to present extenuating circumstances
which would require more than one hundred
twenty (120) days to process.
C. EXEMPTIONS FROM STATE
NOTIFICATION AND PROCEDURAL
REQUIREMENTS FOR PERMITS
RELATING TO USE OF PUBLIC AREAS/
FACILITIES:
As permitted by RCW 36.70B.140, the City also
exempts the following “approvals relating to the
use of public areas or facilities” from the notifica-
tion and procedural requirements of RCW
36.70B.060 through 36.70B.080 and RCW
36.70B.110 through 36.70B.130.
1. Deferral of off- or on-site improvements,
2. Drainage connection permits,
3. Driveway construction permit (all uses/
users),
4. Driveway relocation permit (all uses/us-
ers),
5. Franchise utility permits,
6. Right-of-way use permit,
7. Release of easements,
8. Side sewer permit,
9. Side sewer cap permit,
10. Sidewalk repair permit (all uses/users),
11. Sidewalk/curb/gutter construction per-
mit (all uses),
12. Permits to stop City water and/or sewer
service,
13. Water meter applications,
14. Other SEPA exempt actions/activities
as outlined in WAC 197-11-800.
D. EXEMPTIONS FROM STATE
NOTIFICATION AND PROCEDURAL
REQUIREMENTS FOR PERMIT
APPLICATIONS NOT SUBJECT TO
ENVIRONMENTAL REVIEW:
RCW 36.70B.140 allows local governments to ex-
clude certain approvals and building and engi-
neering permits from the public notification and
procedural requirements of the statute if they are
categorically exempt from environmental review
or if environmental review has already been com-
pleted at an earlier stage. However, the City’s one
hundred twenty (120) day maximum processing
time would still apply. Therefore, the City exempts
the following actions from the public notification
and procedural requirements since they are typi-
cally processed very quickly and would be con-
siderably delayed by imposition of a public
comment period(s).
1. Building and grading permits (SEPA ex-
empt),
2. Business licenses for home occupations,
3. Planning/Building/Public Works adminis-
trative variances (i.e., driveway grade),
4. Fire installation/construction permits,
5. Electrical, mechanical, plumbing, sign
and special fence permits,
6. Lot line adjustments,
7. Final plats,
8. Minor amendments (less than ten per-
cent (10%)) to a previously approved site
plan,
9. Occupancy permits,
10. Open space, agricultural and timber
lands current use assessment,
11. Public art exemption certificate,
12. Routine vegetation management per-
mits (SEPA exempt),
13. Shoreline exemptions,
14. Temporary use permits (SEPA exempt),
but not exempting sign requirements,
4-8-070A
8 - 3 (Revised 12/05)
15. Water, sewer, storm drainage, roadway
permits (SEPA exempt),
16. Other SEPA exempt actions/activities
as outlined in WAC 197-11-800. (Amd. Ord.
4974, 6-24-2002; Ord. 5156, 9-26-2005)
E. EXEMPTIONS FROM STATE
PROCEDURAL REQUIREMENTS FOR
NONPROJECT PERMITS:
RCW 36.70B.020 excludes certain actions from
the definition of project permits, particularly non-
project legislative actions. The adoption or
amendment of a comprehensive plan, subarea
plan, or development regulations that do not in-
volve site-specific rezones are exempt from pro-
cedures requiring environmental review to be
completed prior to the legislative hearing. (Ord.
5153, 9-26-2005)
4-8-060 SUBMITTAL
REQUIREMENTS – GENERAL:
A. PURPOSE:
In order to comply with the State law, the City is
required to detail the requirements for complete
building, public works and land use permit appli-
cations.
B. VESTING OF APPLICATION:
Is a legal doctrine whereby a valid and fully com-
plete building application for a project that is per-
mitted under the zoning or other land use control
ordinances in effect on the date of the application
shall be considered under the building permit,
zoning, or other land use controls in effect on the
date of such valid and fully complete building ap-
plication.
1. Supplemental information required after
acceptance shall not affect the validity of the
vesting for such application.
2. Revisions requested by an applicant to a
vested, but not yet approved, application
shall be deemed a new application when
such revisions would result in a substantial
change in the basic site design plan, intensity,
density, and the like, involving a change of
ten percent (10%) or more in area or scale.
Vesting for the new application shall occur
upon the date of submission of a valid and
fully complete building application for the
changed project.
C. APPLICATION LOCATION:
All land use, building, and public works applica-
tions addressed in this Title shall be filed with the
Development Services Division. All fire permits
shall be filed with the Fire Prevention Bureau.
D. COMPLETE APPLICATION:
Unless waived by the Development Services Di-
vision, the requirements for a full complete land
use, building, or public works permit application
shall consist of the information listed in RMC
4-8-120A, B and C, and any site-specific informa-
tion identified in a preapplication meeting sum-
mary. Application fees pursuant to RMC 4-1-140
through 4-1-200 are also required for a complete
application.
E. FEES:
See RMC 4-1-140 through 4-1-200.
F. MULTIPLE PERMIT APPLICATION
SUBMITTAL REQUIREMENTS:
Where submittal requirements are duplicated for
various types of permit applications, an applicant
shall be required to submit only the largest (not to-
tal) number of copies required. For example, an
application for a site plan approval with associ-
ated variance would require only twelve (12) cop-
ies even though the submittal chart indicates that
site plan approval requires twelve (12) copies and
the variance requires ten (10) copies.
G. SUBMITTAL WAIVER PROCESS:
In order to have any of the normally required sub-
mittals waived, the applicant must request such
waiver(s) at or after a preapplication meeting with
City staff. Staff will consider the merits of the
waiver request(s) and will provide the applicant
with a written list of any/all submittals waived. The
applicant must submit a copy of the list of City ap-
proved waiver(s) at the time of formal application.
H. LETTER OF COMPLETENESS:
Upon finding an application complete, the Devel-
opment Services Division will provide a letter of
completeness to the applicant and property
owner(s).
4-8-070 AUTHORITY AND
RESPONSIBILITIES:
A. REVIEW AUTHORITY:
RMC 4-8-080G, Land Use Permit Procedures,
lists the development applications and outlines
4-8-070B
(Revised 12/05)8 - 4
the responsible review authority associated with
making recommendations, conducting open
record public hearings, open record appeals, the
responsible official for the permit decision, and
appeal bodies.
B. SPECIFIC RESPONSIBILITIES:
The regulation of land development is a coopera-
tive activity including many different elected and
appointed boards and City staff. The specific re-
sponsibilities of these bodies are listed as set
forth in subsections C through J of this Section
and RMC 4-8-080G.
C. PLANNING/BUILDING/PUBLIC
WORKS ADMINISTRATOR OR
DESIGNEE:
Authority: The Planning/Building/Public
Works Administrator or his/her designee shall
review and act on the following:
1. Appeals of administrative decisions/de-
terminations regarding requests for modifica-
tion of storm drainage regulations;
2. Appeals relating to Uniform Building
Code Sections: Section 105, Section 110,
and Section 1.18 – Alternative Materials;
3. Building and grading permits;
4. Conditional approval permits for noncon-
forming structures;
5. Conditional use permit, administrative;
6. Critical area regulation alternates and
modifications;
7. Critical areas regulation administrative
determinations per RMC 4-3-050D4;
8. Interpretation of flood insurance rate map
boundaries;
9. Lot line adjustments;
10. Modifications:
i. Minor modifications to previously ap-
proved site plan;
ii. Modifications of storm drainage re-
quirements;
iii. Modification of geologic hazard reg-
ulations for manmade slopes;
iv. Modifications/waivers of sewer code
requirements;
v. Modifications of the number of re-
quired parking stalls and the require-
ments of the parking, loading and
driveway regulations; and
vi. Modifications to development stan-
dards in the Center Village Residential
Bonus District and the Urban Design
Regulation Overlay District;
11. Public art exemption certificate;
12. Review of business licenses for home
occupations;
13. Revocable permits for the temporary
use of public right-of-way;
14. Routine vegetation management per-
mits;
15. Sewer modifications, alternates, and
appeals pursuant to RMC 4-9-250D and E
and 4-8-110D, respectively;
16. Shoreline exemptions;
17. Shoreline permits;
18. Short plats – four (4) or less;
19. Site plan approval, administrative;
20. Master Plan review (individual phases);
21. Temporary emergency wetland permits;
22. Temporary use permits;
23. Variances:
i. Administrative pursuant to RMC
4-9-250B1c;
ii. Variances not associated with a de-
velopment permit that requires review by
the Hearing Examiner, provided the vari-
ance authority is not specifically given to
another authority elsewhere in this Chap-
ter, and any building permits submitted in
4-8-070H
8 - 5 (Revised 12/05)
conjunction with such variance applica-
tion; and
iii. Variances from chapter 8-7 RMC,
Noise Level Regulations; and
24. Waivers:
i. Waivers of right-of-way dedica-
tion for plat;
ii. On- and off-site improvements
(including deferrals); and
iii. Allowing a commercial or multi-
family residential driveway grade of
between eight percent (8%) and fif-
teen percent (15%). (Ord. 5028,
11-24-2003; Amd. Ord. 5157,
9-26-2005)
D.(Rep. by Ord. 5157, 9-26-2005)
E. ENVIRONMENTAL REVIEW
COMMITTEE:
The Environmental Review Committee shall:
1. Make threshold determinations for envi-
ronmental checklists,
2. Make determinations regarding whether
an optional public hearing is needed for a site
plan review application,
3. Authorize circulation of draft environmen-
tal impact statements,
4. Approve and issue final environmental
impact statements,
5. Approve mitigation conditions for miti-
gated determinations of nonsignificance and
final environmental impact statements.
F.(Rep. by Ord. 5157, 9-26-2005)
G. PLANNING COMMISSION:
The Planning Commission shall review and act
on the following:
1. Comprehensive Plan: Duties related to
the Comprehensive Plan as described in
chapter 2-10 RMC, Planning Commission.
2. Shoreline Master Program Amend-
ments: Recommendations to City Council re-
garding Shoreline Master Program
Amendments after holding public hearing.
3. Area-Wide Zoning: The Planning Com-
mission, in conducting area land use analy-
sis, may from time to time recommend to the
City Council area-wide zonings to implement
the recommended amendments to the Com-
prehensive Plan.
4. Land Use Regulations and Processes:
Upon Council request and based upon the
goals and policies of the Comprehensive
Plan, recommendations to Council regarding
effective and efficient land use regulations
and processes.
H. HEARING EXAMINER:
1. Authority: The Hearing Examiner shall
review and act on the following:
a. Appeals of administrative decisions/
determinations (including, but not limited
to, parking, sign, street, tree cutting/rou-
tine vegetation management standards,
and Urban Center Design Overlay Dis-
trict regulations) and ERC decisions, ex-
cepting determinations of whether an
application is a bulk storage facility which
shall be appealable to the City Council,
b. Appeals relating to RMC 4-5-060,
Uniform Code for the Abatement of Dan-
gerous Buildings,
c. Bulk storage special permit and vari-
ances from the bulk storage regulations,
d. Conditional approval permit for non-
conforming uses,
e. Conditional use permit,
f. Fill and grade permit, special,
g. Master Plan review (overall plan) and
major amendments to an overall Master
Plan,
h. Mobile home parks, preliminary and
final,
4-8-070I
(Revised 12/05)8 - 6
i. Planned urban development, prelimi-
nary, when associated with an existing
development that proposes a binding site
plan,
j. Planned urban development, final,
k. Shoreline conditional use permit,
l. Shoreline variance,
m. Short plat – five (5) to nine (9) lots,
n. Site plan approvals requiring a public
hearing,
o. Special permits,
p. Variances from the critical areas reg-
ulations listed in RMC 4-9-250B1, the
land clearing and tree cutting regulations,
the wireless communication facility de-
velopment standards, the provisions of
the subdivision regulations relating to
short plats, and variances associated
with a development permit that requires
review by the Hearing Examiner, and
q. Building permits submitted in con-
junction with any of the above.
2. Interpretation: It shall be the duty of the
Hearing Examiner to interpret the provisions
of chapter 4-2 RMC, Zoning Districts – Uses
and Standards, in such a way as to carry out
the intent and purpose of the plan thereof, as
shown by the maps fixing districts, accompa-
nying and made part of this Code, in cases
where the street layout actually on the ground
varies from the street layout as shown on the
maps aforesaid.
3. Recommendations: The Hearing Ex-
aminer shall hold a hearing and make recom-
mendations to the City Council on the
following:
a. Rezones, site specific, in conform-
ance with the Comprehensive Plan,
b. Preliminary plats,
c. Planned urban developments, pre-
liminary, except those under subsection
H1j of this Section,
d. Special permits requiring Council ap-
proval,
e. Variances from the provisions of the
subdivision regulations relating to a full
subdivision.
4. Appeals: Unless otherwise specified,
any decision of the Environmental Review
Committee or the Planning/Building/Public
Works Administrator or his or her designee in
the administration of this Title shall be ap-
pealable to the Hearing Examiner as an ad-
ministrative determination pursuant to RMC
4-8-110E, Appeals to Examiner of Adminis-
trative Decisions and Environmental Determi-
nations. (Ord. 5028, 11-24-2003; Ord. 5153,
9-26-2005)
I. CITY COUNCIL:
The City Council shall review and act on the fol-
lowing:
1. Annexations,
2. Appeals of Hearing Examiner decisions
(any appeal from a Hearing Examiner’s deci-
sion, whether an appeal from an administra-
tive determination or an original decision,
shall be appealable to the City Council pursu-
ant to RMC 4-8-110E8),
3. Appeals of staff determinations of
whether or not a proposal is considered a
bulk storage facility,
4. Comprehensive Plan map or text amend-
ment,
5. Dedications of property for public pur-
poses,
6. Development and zoning regulations text
amendment,
7. Final plats,
8. Preliminary plats,
9. Planned urban developments, prelimi-
nary,
10. Release of easements,
11. Rezones with associated Comprehen-
sive Plan amendment,
4-8-080E
8 - 7 (Revised 12/05)
12. Rezones with associated Comprehen-
sive Plan map or text amendment,
13. Street vacations,
14. Variances from the provisions of the
subdivision regulations relating to a full subdi-
vision. (Ord. 5153, 9-26-2005)
J. REVIEW AUTHORITY FOR MULTIPLE
PERMIT APPLICATIONS:
Where required permits are subject to different
types of permit review procedures, then all the as-
sociated applications are subject to the highest
level of review authority that applies to any of the
required applications. (Amd. Ord. 4963,
5-13-2002)
4-8-080 PERMIT CLASSIFICATION:
A. PURPOSE:
The purpose of this Section is to outline the pro-
cedure and time requirements for the various de-
velopment applications reviewed by the City. All
development applications are classified and pro-
cessed according to one of eleven (11) types of
permit procedures, as identified in subsection G
of this Section.
B. REVIEW PROCESS BASED UPON
APPLICATION TYPE:
Subsection G of this Section lists the develop-
ment applications and explains the basic steps in
the review process. This table also outlines the
responsible review authority. More specific details
regarding specific land use application proce-
dures and decision criteria are located in chapter
4-9 RMC, Permits – Specific. (Ord. 4587,
3-18-1996; Amd. Ord. 4660, 3-17-1997; Ord.
4963, 5-13-2002)
C. CONSOLIDATED REVIEW PROCESS
FOR MULTIPLE PERMIT APPLICATIONS:
1. Optional Process Resulting in a Sin-
gle Open Record Public Hearing: An appli-
cant may elect to have the review and
decision process for required permits consol-
idated into a single review process. Consoli-
dated review shall provide for only one open
record hearing and no more than one closed
record appeal period. Appeals of environ-
mental determinations shall be consolidated
except when allowed to be part of separate
hearings in accordance with RCW
43.21C.075, Appeals, and WAC 197-11-680,
Appeals. Where hearings are required for
permits from other local, State, regional, or
Federal agencies, the City will cooperate to
the fullest extent possible with the outside
agencies to hold a single joint hearing. A flow-
chart showing the timeline for processing a
combined land use, environmental, and
building permit application is included in sub-
section H of this Section.
2. Review Authority for Multiple Permit
Applications: Where more than one land
use permit application is required for a given
development, an applicant may file all related
permit applications concurrently, pay appro-
priate fees, and the processing may be con-
ducted under the consolidated review
process. Where required permits are subject
to different types of permit review proce-
dures, then all the applications are subject to
the highest-number procedure, as identified
in subsection G of this Section, and highest
level of review authority, as identified in RMC
4-8-070, that applies to any of the applica-
tions. Appeals of environmental determina-
tions shall be consolidated except when
allowed to be part of separate hearings in ac-
cordance with RCW 43.21C.075, Appeals,
and WAC 197-11-680, Appeals. (Amd. Ord.
4963, 5-13-2002; Ord. 5153, 9-26-2005)
D. TIME FRAME BASED ON PERMIT
TYPE:
The flowcharts in subsection H of this Section in-
dicate timelines for each of the eleven (11) land
use permit types, as discussed in subsection G of
this Section. For permit types I through VIII, the
timelines include the statutory requirement that
requires the issuance of a letter of completeness
within twenty eight (28) days of the application
submittal, pursuant to RCW 36.70B.070(1), and
the provision for final decisions on permits within
one hundred twenty (120) days of receipt of a
complete application. In addition, there is a gen-
eralized flowchart for the consolidated review pro-
cess. (Amd. Ord. 4974, 6-24-2002; Ord. 5153,
9-26-2005)
E. TIME FRAMES – MAXIMUM
PERMITTED:
Final decisions on all Type I through Type VIII per-
mits and reviews subject to the procedures of this
Chapter shall occur within one hundred twenty
4-8-080F
(Revised 12/05)8 - 8
(120) days from the date an application is
deemed complete, unless the applicant consents
to an extension of such time period. If a project
application is substantially revised by an appli-
cant, the one hundred twenty (120) day time pe-
riod shall start again after the revised project
application is determined to be complete. Devel-
opment applications which are specifically ex-
empted under RMC 4-8-050, Exemptions from
State Process Requirements, are not subject to
this time frame. (Amd. Ord. 4974, 6-24-2002;
Ord. 5153, 9-26-2005)
F. EXCLUSIONS FROM ONE HUNDRED
TWENTY (120) DAY TIME LIMIT:
In determining the number of days which have
elapsed since the applicant was notified that the
application is complete, the following periods
shall be excluded:
1. Revisions/Additional Information Re-
quired: The time period in which an applicant
has been requested by the Development Ser-
vices Division to correct plans, perform re-
quired studies, or provide additional
information. The period shall be calculated
from the date the Development Services Divi-
sion notifies the applicant of the need for ad-
ditional information until: (a) the date the
Division determines the additional informa-
tion satisfies the request for information, or
(b) fourteen (14) days after the date accept-
able information has been provided to the
City, whichever is earlier. If the Division deter-
mines that the information submitted is insuf-
ficient, it shall notify the applicant of the
deficiencies.
2. EIS Preparation: A period of two hun-
dred fifty (250) days for the preparation of a
draft environmental impact statement (DEIS),
following a determination of significance. This
time frame shall commence after the final
scoping of the DEIS is complete.
3. Applicant Agreements: Any time exten-
sion mutually agreed upon by the applicant
and the Development Services Division.
G. LAND USE PERMIT PROCEDURES:
LAND USE PERMITS PU
B
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TYPE I
Building and Grading Permits1 No No No Staff HE CC SC
Business Licenses for Home Occupations (no
customer visits/deliveries)
No No No Staff HE CC SC
Deferrals No No No Staff HE CC SC
Lot Line Adjustments No No No Staff HE CC SC
Minor Modification to Previously Approved Site
Plan (<10%)
No No No Staff HE CC SC
Modifications, Deviations, Alternates of
Various Code Standards2
No No No Staff HE CC SC
Public Art Exemption Certificate No No No Staff HE CC SC
Routine Vegetation Management Permits
(SEPA exempt)
No No No Staff HE CC SC
Shoreline Exemptions No No No Staff HE CC SC
Special Fence Permits No No No Staff HE CC SC
Waivers2 No No No Staff HE CC SC
4-8-080G
8 - 9 (Revised 12/05)
TYPE II
Business Licenses for Home Occupations
(with customer visits/deliveries)
Yes No No Staff HE CC SC
Conditional Approval Permit (nonconforming
structures)
Yes No No Staff HE CC SC
Hobby Kennel License Yes No No Staff HE CC SC
Short Plats – 4 Lots or Less (SEPA exempt)Yes No No Staff HE CC SC
Site Plan Review (administrative) for
Secondary Uses (SEPA exempt)
Yes No No Staff HE CC SC
Temporary Use Permits (SEPA exempt)Yes 3 No No Staff CC CC SC
Temporary Emergency Wetland Permit Yes No No Staff HE CC SC
Variances, Administrative Yes No No Staff HE CC SC
TYPE III4
Binding Site Plans Yes No No Staff HE CC SC
Conditional Use Permit (administrative) with
Environmental Review
Yes No No Staff HE CC SC
Development Permit (special flood hazard) Yes No No Staff HE CC SC
Environmental Review9 Yes No No Staff HE CC SC
Site Plan Review (administrative) with
Environmental Review
Yes No No Staff HE CC SC
Shoreline Permit Yes No No Staff DOE CC SC
Short Plats – 4 Lots or Less, with
Environmental Review
Yes No No Staff HE CC SC
Temporary Use Permits (subject to SEPA) Yes No No Staff HE CC SC
Building Permits submitted in conjunction with
any of the above
Yes No No Staff HE CC SC
TYPE IV4
Variances, PBPW Administrator5 (and building
permits submitted in conjunction with above)
Yes NA Admin. Admin. SC
TYPE V
Conditional Approval Permit
(nonconforming uses)
Yes Staff HE HE CC SC
Request for Extension of Amortization Period
of Adult Use
Yes NA HE HE NA CC SC
TYPE VI4
Bulk Storage Special Permit Yes Staff HE HE CC SC
Conditional Use Permit (Hearing Examiner) Yes Staff HE HE CC SC
Fill and Grade Permit, Special Yes Staff HE HE CC SC
Master Site Plan Approval (overall plan) Yes Staff HE HE CC SC
Mobile Home Parks, Preliminary and Final Yes Staff HE HE CC SC
Planned Urban Development, final Yes Staff HE HE CC SC
Planned Urban Development, preliminary,
when associated with an existing development
that proposes a binding site plan
Yes Staff HE HE CC SC
LAND USE PERMITS PU
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4-8-080G
(Revised 12/05)8 - 10
LEGEND:
Staff – Planning/Building/Public Works Division Staff
ERC – Environmental Review Committee
PC – Planning Commission
Admin. – Planning/Building/Public Works Administrator or his/her designee
HE – Hearing Examiner
CC – City Council
DOE – Washington State Department of Ecology
Shoreline Conditional Use Permit6 Yes Staff HE DOE, HE SHB
Shoreline Variance6 Yes Staff HE DOE, HE SHB
Short Plats – 5 to 9 Lots Yes Staff HE HE CC
Site Plan Review (Hearing Examiner) with
Environmental Review
Yes Staff HE HE CC
Special Permits Yes Staff HE HE CC
Variances (associated with Hearing Examiner
land use review)
Yes Staff HE HE CC
Building Permits submitted in conjunction with
any of the above
Yes Staff HE HE CC
Environmental Review Yes No No Staff HE CC SC
Site Plan Review (administrative) with
Environmental Review
Yes No No Staff HE CC SC
TYPE VII4
Preliminary Plats – 10 Lots or More Yes Staff, HE HE CC SC
Planned Urban Developments (preliminary,
except as shown under Type VI)
Yes Staff, HE HE CC SC
Rezones (site-specific, not associated with a
Comprehensive Plan amendment)
Yes Staff, HE HE CC SC
Building Permits submitted in conjunction with
any of the above
Yes Staff, HE HE CC SC SC
TYPE VIII4
Final Plats No Staff NA CC SC
Street Vacations8 Yes Staff CC CC SC
TYPE IX4
Development Regulation Text Amendments –
Except Those Referred to Planning
Commission
Yes Staff CC CC GMHB
TYPE X4
Comprehensive Plan Text Amendments Yes Staff, PC PC, CC CC GMHB
Comprehensive Plan Map or Text
Amendments with Associated Rezones
Yes Staff, PC PC, CC CC GMHB
Development Regulation Text Amendments
Referred to Planning Commission
Yes Staff, PC PC, CC CC GMHB
TYPE XI
Reserved for Annexations
LAND USE PERMITS PU
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4-8-080G
8 - 11 (Revised 12/05)
SC – Superior Court
SHB – Shoreline Hearings Board
GMHB – Growth Management Hearings Board
NA – Not Applicable
FOOTNOTES:
1. SEPA exempt or for which the SEPA/land use permit process has been completed.
2. Administratively approved.
3. In lieu of the public notice requirements of RMC 4-8-090, public notice of a SEPA exempt temporary
use permit shall consist of the on-site installation of a twenty-four inch by thirty-inch (24″ x 30″) sign
meeting the requirements of RMC 4-9-240E. At the discretion of the Administrator, additional notice
may be required.
4. Environmental review may be associated with a land use permit. The Environmental Review Commit-
tee (ERC) is responsible for environmental determinations.
5. The Planning/Building/Public Works Administrator or his/her designee shall hear variances where not
associated with a development that requires review by the Hearing Examiner.
6. Shoreline conditional use permits and shoreline variances also require approval of the State Depart-
ment of Ecology (DOE). DOE has up to thirty (30) days to make a decision on a permit. This time
period does not count toward the one hundred twenty (120) day maximum time limit for permit deci-
sions. DOE’s decision is followed by a twenty-one (21) day appeal period, during which time no build-
ing permit for the project may be issued.
7. An open record appeal of an environmental threshold determination must be held concurrent with an
open record public hearing.
8. Street vacations are exempt from the one hundred twenty (120) day permit processing time limit.
9. Environmental review for a permitted/secondary/accessory use not requiring any other land use per-
mit.
(Amd. Ord. 4827, 1-24-2000; Ord. 4963, 5-13-2002; Ord. 4975, 7-1-2002; Ord. 5153, 9-26-2005)
4-8-080H
(Revised 12/05)8 - 12
H. REVIEW PROCESSES:
All references in this chart are to sections in the Revised Code of Washington (RCW).
(Amd. Ord. 4974, 6-24-2002)
4-8-080H
8 - 15 (Revised 10/06)
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(Revised 10/06)8 - 16
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1,
2
4-8-100A
8 - 21 (Revised 12/05)
b. Mailing at least ten (10) days before
the date of a public meeting, hearing, or
pending action to all parties of record, the
project proponent and affected govern-
ment agencies, and
c. Posting of three (3) notices at least
ten (10) days before the meeting, hear-
ing, or pending action at or near the
project site.
2. Content of Notice: The public notice
shall include a general description of the pro-
posed project, the action to be taken, a non-
legal description of the property or a vicinity
map or sketch, the time, date and place of the
public hearing, where further information may
be obtained, and the following, or equivalent,
statement: “If the hearing on a pending action
cannot be completed on the date set in the
public notice, the meeting or hearing may be
continued to a date certain and no further no-
tice under this Section is required”.
E. NOTICE OF HEARING EXAMINER
DECISION:
Notice of Hearing Examiner decisions subject to
notice requirements shall be made by the Hearing
Examiner’s office to all parties of record, the
project proponent, and Development Services Di-
vision, and affected government agencies. Notifi-
cation shall be made by mail and must include:
1. A description of the decision(s), including
any conditional approval.
2. A statement explaining where further in-
formation may be obtained.
3. Any threshold environmental determina-
tion issued and its appeal process.
4. The decision date and a statement that
the decision will be final unless an appeal to
the City Council is filed with the City Clerk
within fourteen (14) days of the date of the
decision.
F. NOTICE OF CITY COUNCIL
DECISION:
Notice of City Council decisions subject to notice
requirements shall be made by the City Clerk’s of-
fice to all parties or record, the project proponent,
the Development Services Division, and affected
government agencies. Notification shall be made
by mail and must include:
1. A description of the decision(s), including
any conditions of approval.
2. A statement explaining where further in-
formation may be obtained.
3. Any threshold environmental determina-
tion issued and its appeal process.
4. The decision date and a statement that
the decision will be final unless the appropri-
ate land use appeal, writ of review or appeal
from the decision of the City Council is filed
with the Superior Court within fourteen (14)
days of the date of the decision. (Ord. 4587,
3-18-1996)
G. FAILURE TO RECEIVE NOTICE:
Failure to receive such mailed notification as may
be required in subsections A to F of this Section
shall have no effect upon the proposed action or
application. (Ord. 5153, 9-26-2005)
4-8-100 APPLICATION AND
DECISION – GENERAL:
A. PREAPPLICATION MEETING:
1. a. Preapplication Required: A preap-
plication meeting prior to formal submittal
of a development application is required
if a waiver of submittal requirements is re-
quested, a proposal is located in the RM-
U Zone designation, or a proposed
project is within the Airport Influence
Area.
b. Preapplication Recommended: A
preapplication meeting is recommended
for all other projects. (Amd. Ord. 4777,
4-19-1999; Ord. 4788, 7-19-1999; Ord.
5100, 11-1-2004)
2. Purpose: The meeting is not intended to
provide an exhaustive review of all potential
issues. Preapplication review does not pre-
vent or limit the City from applying all relevant
laws at the time of application submittal. The
purposes of a preapplication meeting are:
4-8-100B
(Revised 12/05)8 - 22
a. To acquaint an applicant with the re-
quirements of the City’s development
regulations and other applicable laws.
b. To provide an opportunity for the City
to be acquainted with a proposed appli-
cation prior to review of a formal applica-
tion. (Amd. Ord. 4794, 9-20-1999)
3. Preapplication Submittal Require-
ments: Preapplication meeting submittal re-
quirements are available through the City of
Renton Development Services Division.
4. Waiver of Formal Application Submit-
tal Requirements: An applicant may submit
a written request for a waiver from formal ap-
plication submittal requirement under RMC
4-8-120, Submittal Requirements, which may
be considered during a preapplication meet-
ing.
B. SUBMITTAL OF FORMAL
APPLICATION:
Applications, except appeals of administrative or
environmental determinations shall be filed with
the Development Services Division.
C. LETTER OF COMPLETENESS:
1. Timing: Within twenty eight (28) days af-
ter receipt of an application, the Development
Services Division shall provide a written de-
termination that the application is deemed
complete or incomplete according to the sub-
mittal requirements as listed in RMC
4-8-120A, B or C, and any site-specific infor-
mation identified after a site visit. In the ab-
sence of a written determination, the
application shall be deemed complete.
2. Applications Which are Not Complete:
If an application is determined incomplete,
the necessary materials for completion shall
be specified in writing to the contact person
and property owner. Within fourteen (14)
days of submittal of the information specified
as necessary to complete an application, the
applicant will be notified whether the applica-
tion is complete or what additional informa-
tion is necessary. (Ord. 4587, 3-18-1996,
Ord. 4660, 3-17-1997)
3. Additional Information May Be Re-
quested: A written determination of com-
pleteness does not preclude the
Development Services Division from request-
ing supplemental information or studies, if
new information is required to complete re-
view of an application or if significant changes
in the permit application are proposed. The
Development Services Division may set
deadlines for the submittal or supplemental
information. (Ord. 4587, 3-18-1996, Ord.
4660, 3-17-1997)
D. NOTICES TO APPLICANT:
The applicant shall be advised of the date of ac-
ceptance of the application and of the environ-
mental determination. The applicant shall be
advised of the date of any public hearing at least
ten (10) days prior to the public hearing. (Ord.
3454, 7-28-1980)
E. REPORT BY DEVELOPMENT
SERVICES:
1. Report Content: When such application
has been set for public hearing, if required,
the Development Services Division shall co-
ordinate and assemble the comments and
recommendations of other City departments
and government agencies having an interest
in the subject application and shall prepare a
report summarizing the factors involved and
the Development Services Division findings
and supportive recommendations.
2. Report Timing: At least seven (7) calen-
dar days prior to the scheduled hearing, the
report shall be filed with the Examiner and
copies thereof shall be mailed to the applicant
and shall be made available for use by any in-
terested party for the cost of reproduction.
(Ord. 3300, 3-19-1979; Amd. Ord. 3592,
12-14-1981)
F. PUBLIC HEARING:
1. Hearing by Examiner Required: Before
rendering a decision or recommendation on
any application for which a public hearing is
required, the Examiner shall hold at least one
public hearing thereon.
2. Constitutes Hearing by Council: On
applications requiring approval by the City
Council, the public hearing before the Exam-
iner, if required, shall constitute the hearing
by the City Council.
4-8-100H
8 - 23 (Revised 12/05)
3. Hearing Rules: The Examiner shall have
the power to prescribe rules and regulations
for the conduct of hearings under this Chapter
subject to confirmation by the City Council,
and to administer oaths and preserve order.
4. Closure/Continuation of Public Hear-
ing: At the close of the testimony, the Exam-
iner may close the public hearing, continue
the hearing to a time and date certain, or
close the public hearing pending the submis-
sion of additional information on or before a
date certain.
5. Application Dismissal: Until a final ac-
tion on the application is taken, the Examiner
may dismiss the application for failure to dili-
gently pursue the application after notice is
given to all parties of record.
G. EXAMINER’S DECISION:
1. Standard Decision Time and Notifica-
tion Procedure: Unless the time is extended
pursuant to this Section, within fourteen (14)
days of the conclusion of a hearing, or the
date set for submission of additional informa-
tion pursuant to this Chapter, the Examiner
shall render a written decision, including find-
ings from the record and conclusions there-
from, and shall transmit a copy of such
decision by regular mail, postage prepaid, to
the applicant and other parties of record in
the case requesting notice of the decision.
The person mailing the decision, together
with the supporting documents, shall prepare
an affidavit of mailing, in standard form, and
the affidavit shall become a part of the record
of the proceedings. In the case of applica-
tions requiring City Council approval, the Ex-
aminer shall file his decision with the City
Council members individually at the expira-
tion of the appeal period for the decision.
2. Decision Time Extension: In extraordi-
nary cases, the time for filing of the recom-
mendation or decision of the Examiner may
be extended for not more than thirty (30) days
after the conclusion of the hearing if the Ex-
aminer finds that the amount and nature of
the evidence to be considered, or receipt of
additional information which cannot be made
available within the normal decision period,
requires the extension. Notice of the exten-
sion, stating the reasons therefor, shall be for-
warded to all parties of record in the manner
set forth in this Section for notification of the
Examiner’s decision.
3. Conditions: The Examiner’s recommen-
dation or decision may be to grant or deny the
application, or the Examiner may require of
the applicant such conditions, modifications
and restrictions as the Examiner finds neces-
sary to make the application compatible with
its environment and carry out the objectives
and goals of the Comprehensive Plan, the
zoning regulations, the subdivision regula-
tions, the codes and ordinances of the City of
Renton, and the approved preliminary plat, if
applicable. Conditions, modifications and re-
strictions which may be imposed are, but are
not limited to, additional setbacks, screenings
in the form of landscaping and fencing, cove-
nants, easements and dedications of addi-
tional road rights-of-way. Performance bonds
may be required to insure compliance with
the conditions, modifications and restrictions.
4. Reconsideration of Examiner’s Deci-
sion: Any interested person feeling that the
decision of the Examiner is based on an erro-
neous procedure, errors of law or fact, error in
judgment, or the discovery of new evidence
which could not be reasonably available at
the prior hearing may make a written applica-
tion for review by the Examiner within four-
teen (14) days after the written decision of the
Examiner has been rendered. The applica-
tion shall set forth the specific errors relied
upon by such appellant, and the Examiner
may, after review of the record, take further
action as the Examiner deems proper. The
Examiner may request further information
which shall be provided within ten (10) days
of the request. The Examiner’s written deci-
sion on the request for consideration shall be
transmitted to all parties of record within ten
(10) days of receipt of the application for re-
consideration or receipt of the additional in-
formation requested, whichever is later.
H. EXPIRATION OF DECISION:
The City declares that circumstances surrounding
land use decisions change rapidly over a period
of time. In order to assure the compatibility of a
decision with current needs and concerns, any
such decision must be limited in duration, unless
the action or improvements authorized by the de-
cision is implemented promptly. Any application
or permit approved pursuant to this Chapter with
the exception of rezones shall be implemented
4-8-100I
(Revised 12/05)8 - 24
within two (2) years of such approval unless other
time limits are prescribed elsewhere in the
Renton Municipal Code. Any application or permit
which is not so implemented shall terminate at the
conclusion of that period of time and become null
and void.
I. EXTENSION:
The Examiner may grant one extension of time
for a maximum of one year for good cause shown.
The burden of justification shall rest with the ap-
plicant.
J. EXPIRATION OF LARGE SCALE OR
PHASED PROJECTS:
For large scale or phased development projects,
the Examiner may at the time of approval or rec-
ommendation set forth time limits for expiration
which exceed those prescribed in this Section for
such extended time limits as are justified by the
record of the action.
K. COUNCIL ACTION:
1. Council Action Requires Minutes and
Findings of Fact: Any application requiring
action by the City Council shall be evidenced
by minute entry unless otherwise required by
law. When taking any such final action, the
Council shall make and enter findings of fact
from the record and conclusions therefrom
which support its action.
2. Adoption of Examiner’s Findings and
Conclusions Presumed: Unless otherwise
specified, the City Council shall be presumed
to have adopted the Examiner’s findings and
conclusions.
3. Applications to Be Placed on Council
Agenda: Except for rezones, all applications
requiring Council action shall be placed on
the Council’s agenda for consideration. (Ord.
3454, 7-28-1980)
4-8-110 APPEALS:
A. SCOPE AND PURPOSE:
This Section provides the basic procedures for
processing all types of land use and develop-
ment-related appeals. Specific requirements are
based upon the type/level of appeal and the ap-
peal authority. Procedures for the following types
of appeals are included in this Section:
1. Appeals of administrative decisions to
Planning/Building/Public Works Administra-
tor or his/her designee;
2. Appeals to Hearing Examiner of adminis-
trative decisions and environmental determi-
nations;
3. Appeals to City Council;
4. Appeals to Superior Court;
5. Appeals to the State Shorelines Hearings
Board; and
6. Appeals to the Growth Management
Hearings Board. (Ord. 5154, 9-26-2005; Ord.
5157, 9-26-2005)
B. DECISION AUTHORITY:
RMC 4-8-080G, Land Use Permit Procedures,
lists the development permits reviewed by the
City and the review authority responsible for open
record appeals, closed record appeals and judi-
cial appeals. Where required permits are subject
to different types of permit review procedures,
then all the applications are subject to the high-
est-number procedure, as identified in RMC
4-8-080G, and highest level of review authority,
as identified in RMC 4-8-070, that applies to any
of the applications. (Ord. 4587, 3-18-1996; Amd.
Ord. 4660, 3-17-1997; Ord. 4963, 5-13-2002)
C. GENERAL INFORMATION
APPLICABLE TO ALL TYPES OF
APPEALS:
1. Standing: (Reserved)
2. Time to File: (Reserved)
3. Required Form for and Content of Ap-
peals: Any appeal shall be filed in writing.
The written notice of appeal shall fully, clearly
and thoroughly specify the substantial er-
ror(s) in fact or law which exist in the record
of the proceedings from which the appellant
seeks relief. (Ord. 4353, 6-1-1992)
4. Filing of Appeal and Fee: The notice of
appeal shall be accompanied by a fee in ac-
cordance with RMC 4-1-170, the fee sched-
ule of the City. (Ord. 3658, 9-13-1982)
4-8-110E
8 - 25 (Revised 12/05)
5. Facsimile Filings: Whenever any appli-
cation or filing is required under this Chapter,
it may be made by facsimile. Any facsimile fil-
ing received at the City after five o’clock (5:00)
p.m. on any business day will be deemed to
have been received on the following business
day. Any facsimile filing received after five
o’clock (5:00) p.m. on the last date for filing
will be considered an untimely filing. Any party
desiring to make a facsimile filing after four
o’clock (4:00) p.m. on the last day for the filing
must call the Hearing Examiner’s office or
other City official with whom the filing must be
made and indicate that the filing is being
made by facsimile and the number to which
the facsimile copy is being sent. The filing
party must ensure that the facsimile filing is
transmitted in adequate time so that it will be
completely received by the City before five
o’clock (5:00) p.m. in all instances in which fil-
ing fees are to accompany the filing of an ap-
plication, those filing fees must be received by
the City before the end of the business day on
the last day of the filing period or the filing will
be considered incomplete and will be re-
jected. (Ord. 4353, 6-1-1992)
6. Notice of Appeal: (Reserved)
7. Restrictions on Subsequent Actions:
Any later request to interpret, explain, modify,
or retract the decision shall not be deemed to
be a new administrative determination creat-
ing a new appeal period for any new third
party to the permit. (Ord. 4168, 8-8-1988)
8. Limit on Number of Appeals: The City
has consolidated the permit process to allow
for only one open record appeal of all permit
decisions associated with a single develop-
ment application. (Ord. 4587, 3-18-1996,
Ord. 4660, 3-17-1997)
There shall be no more than one appeal on a
procedural determination or environmental
determination such as the adequacy of a de-
termination of significance, nonsignificance,
or of a final environmental impact statement.
Any appeal of the action of the Hearing Ex-
aminer in the case of appeals from environ-
mental determinations shall be joined with an
appeal of the substantive determination.
(Ord. 3891, 2-25-1985)
9. Exhaust of Administrative Remedies:
(Reserved)
D. APPEALS OF ADMINISTRATIVE
DECISIONS TO THE PLANNING/
BUILDING/PUBLIC WORKS
DEPARTMENT:
Any decisions made in the administrative process
related to the City’s storm drainage regulations
may be appealed to the Planning/Building/Public
Works Administrator or his/her designee within fif-
teen (15) days and filed, in writing, with the Plan-
ning/Building/Public Works Department. The
Administrator shall give substantial weight to any
discretionary decision of the City rendered pursu-
ant to this Chapter. (Ord. 4342, 2-3-1992; Ord.
5156, 9-26-2005)
E. APPEALS TO EXAMINER OF
ADMINISTRATIVE DECISIONS AND
ENVIRONMENTAL DETERMINATIONS:
(Amd. Ord. 4827, 1-24-2000)
1. Applicability and Authority:
a. Administrative Determinations:
Any administrative decisions made may
be appealed to the Hearing Examiner, in
writing, with the Hearing Examiner, Ex-
aminer’s secretary or City Clerk. (Ord.
4521, 6-5-1995)
b. Environmental Determinations:
Except for permits and variances issued
pursuant to RMC 4-3-090, Shoreline
Master Program Regulations, when any
proposal or action is granted, condi-
tioned, or denied on the basis of SEPA by
a nonelected official, the decision shall
be appealable to the Hearing Examiner
under the provisions of this Section.
c. Authority: To that end, the Examiner
shall have all of the powers of the office
from whom the appeal is taken insofar as
the decision on the particular issue is
concerned.
2. Optional Request for Reconsidera-
tion: See RMC 4-9-070N. (Ord. 5153,
9-26-2005)
4-8-110E
(Revised 12/05)8 - 26
3. Standing:
a. Standing for Filing Appeals of the
City’s Environmental Determinations:
Appeals from environmental determina-
tions as set forth in subsection E1b of this
Section or RMC 4-9-070N may be taken
to the Hearing Examiner by any person
aggrieved, or by any officer, department,
board or bureau of the City affected by
such determination. Any agency or per-
son may appeal the City’s compliance
with chapter 197-11 WAC for issuance of
a Threshold Determination. A person is
aggrieved when all of the following condi-
tions are met: The decision is prejudiced
or is likely to prejudice that person; the
person’s asserted interests are among
those that are required to be considered
by the City when it made its decision; and
a decision in favor of that person would
substantially eliminate or redress the
prejudice to that person caused or likely
to be caused by the decision; and preju-
dice means injury in fact. (Ord. 3891,
2-25-1985; Ord. 5153, 9-26-2005)
b. Standing for Appeals of Adminis-
trative Determinations other than En-
vironmental: Appeals from
administrative determinations of the
City’s land use regulation codes and from
environmental determinations required
by the Renton environmental review reg-
ulations may be taken to the Hearing Ex-
aminer by any person aggrieved, or by
any officer, department, board or bureau
of the City affected by such determina-
tion. (Ord. 3454, 7-28-1980)
c. Special Standing Requirements
for Appeals of Administrative Determi-
nations Relative to the Tree Cutting
and Land Clearing Regulations: Any
individual or party of record who is ad-
versely affected by such a decision may
appeal the decision to the City’s Hearing
Examiner pursuant to the procedures es-
tablished in this Section. (Ord. 4351,
5-4-1992)
d. Special Standing Requirements
for Appeals of Decisions Relating to
Master Site Plans: Any appellant must
be seeking to protect an interest that is
arguably within the zone of interest to be
protected or regulated by this Title must
allege an injury in fact, and that injury
must be real and present rather than
speculative. (Ord. 4551, 9-18-1995)
4. Time for Appeal: Any such appeal shall
be filed in writing with the Examiner within the
following time limits:
a. Appeals of Environmental Deter-
minations: Appeals of a final environ-
mental determination under the Renton
environmental review regulations shall
be filed within fourteen (14) days of pub-
lication of notice of such determination.
(Ord. 3454, 7-28-1980)
i. A Final DNS: The appeal of the
DNS must be made to the Hearing
Examiner within fourteen (14) days
of the date the DNS is final.
ii. A DS: The appeal must be made
to the Hearing Examiner within four-
teen (14) days of the publication date
of the DS in the official City newspa-
per.
iii. A Final EIS: The appeal of the
FEIS must be made to the Hearing
Examiner within twenty (20) days of
the date the permit or other approval
is issued. (Ord. 3891, 2-25-1985)
b. Appeals to Examiner of Adminis-
trative Determinations Other Than En-
vironmental: Appeals from an
administrative decision pursuant to this
Chapter shall be filed within fourteen (14)
days of the date that the action was
taken. (Ord. 3454, 7-28-1980)
The appeal from an administrative deci-
sion implementing a land use decision of
the City Council or the Hearing Examiner
pursuant to this Chapter shall be filed with
the Hearing Examiner, along with the re-
quired fee, within fourteen (14) days of
the administrative decision or, if no date of
administrative decision can be deter-
mined, within fourteen (14) days of the is-
suance of any permit which requires inter-
pretation of that land use decision, such
administrative decision being an essen-
tial part of the issuance of the permit, li-
4-8-110E
8 - 26.1 (Revised 12/05)
cense, or other City permission to pro-
ceed.
As between the permit holder and the
City, any decision to modify or retract the
permit shall give the permit holder a four-
teen (14) day appeal period from the date
of the action to modify or retract the per-
mit.
5. Complaints After Expiration of Appeal
Time: Any claim that an administrative deci-
sion maker has failed to correctly interpret or
enforce a land use decision after the expira-
tion of the appeal time established in this
Section shall not create an appeal right, but
will be treated as a complaint of noncompli-
ance with the land use decision. (Ord. 4168,
8-8-1988)
6. Appeal Procedures – Hearing Exam-
iner: The City establishes the following ad-
ministrative appeal procedures under RCW
43.21C.075 and WAC 197-11-680:
a. Notice to Officer: Immediately upon
receipt of the notice of appeal, the Hear-
ing Examiner shall forward to the officer
from whom the appeal is being taken a
copy of the notice of appeal.
b. Transmittal of Records and Re-
ports: Upon receiving such notice, the
officer from whom the appeal is being
taken shall transmit to the Hearing Exam-
(Revised 12/05)8 - 26.2
This page left intentionally blank.
4-8-110F
8 - 27 (Revised 1/05)
iner all of the records pertaining to the de-
cision being appealed, together with such
additional written reports as are deemed
pertinent. The Examiner may request ad-
ditional information from the applicant.
c. Notice of Hearing Required: A writ-
ten notice of the time and place of the
hearing at which the appeal shall be con-
sidered by the Examiner shall be mailed
to the applicant, all parties of record in the
case, and to the officer from whom the
appeal is taken not less than ten (10)
days prior to the date of the hearing.
(Ord. 3454, 7-28-1980)
d. Content of Hearing: The Examiner
may hear and consider any pertinent
facts pertaining to the appeal. (Ord.
3992, 5-19-1986)
e. Record Required: For any appeal
under this subsection, the City shall pro-
vide for a record that shall consist of the
following:
i. Findings and conclusions;
ii. Testimony under oath; and
iii. A taped or written transcript.
f. Electronic Transcript: The City may
require the appellant to provide an elec-
tronic transcript. (Ord. 3891, 2-25-1985)
7. Examiner Decision:
a. Substantial Weight: The procedural
determination by the Environmental Re-
view Committee or City staff shall carry
substantial weight in any appeal pro-
ceeding. (Ord. 3891, 2-25-1985) The
Hearing Examiner shall give substantial
weight to any discretionary decision of
the City rendered pursuant to this Chap-
ter/Title. (Ord. 4346, 3-9-1992)
b. Examiner Decision Options and
Decision Criteria: The Examiner may
affirm the decision or remand the case for
further proceedings, or it may reverse the
decision if the substantial rights of the ap-
plicant may have been prejudiced be-
cause the decision is:
i. In violation of constitutional provi-
sions; or
ii. In excess of the authority or juris-
diction of the agency; or
iii. Made upon unlawful procedure;
or
iv. Affected by other error of law; or
v. Clearly erroneous in view of the
entire record as submitted; or
iv. Arbitrary or capricious. (Ord.
3992, 5-19-1986)
c. Time for Examiner’s Decision: The
Hearing Examiner shall render a written
decision within ten (10) days. (Ord. 4401,
5-3-1993)
8. Appeal of Examiner Decision:
a. Appeal of Examiner’s Decision to
Council: Unless a specific section or
State law providing for review of decision
of the Examiner requires review thereof
by the Superior Court or other body, any
interested party aggrieved by the Exam-
iner’s written decision or recommenda-
tion may submit a notice of appeal to the
City Council, upon a form furnished by
the City Clerk, within fourteen (14) calen-
dar days from the date of the Examiner’s
written report. (Amd. Ord. 4899,
3-19-2001)
b.(Deleted by Ord. 4899, 3-19-2001)
(Ord. 3454, 7-28-1980)
c. Other Bodies: (Reserved)
F. APPEALS TO CITY COUNCIL –
PROCEDURES:
1. Time for Appeal: Unless a specific sec-
tion of State law providing for review of a de-
cision of the Examiner requires review thereof
by the Superior Court or any other body, any
interested party aggrieved by the Examiner’s
written decision or recommendation may sub-
mit a notice of appeal to the City Clerk, upon
a form furnished by the City Clerk, within four-
teen (14) calendar days from the date of the
Examiner’s written report.
4-8-110G
(Revised 1/05)8 - 28
2. Notice to Parties of Record: Within five
(5) days of receipt of the notice of appeal, the
City Clerk shall notify all parties of record of
the receipt of the appeal.
3. Opportunity to Provide Comments:
Other parties of record may submit letters in
support of their positions within ten (10) days
of the dates of mailing of the notification of the
filing of the notice of appeal.
4. Transmittal of Record to Council:
Thereupon the Clerk shall forward to the
members of the City Council all of the perti-
nent documents, including the written deci-
sion or recommendation, findings and
conclusions contained in the Examiner’s re-
port, the notice of appeal, and additional let-
ters submitted by the parties. (Ord. 3658,
9-13-1982)
5. Council Review Procedures: No public
hearing shall be held by the City Council. No
new or additional evidence or testimony shall
be accepted by the City Council unless a
showing is made by the party offering the ev-
idence that the evidence could not reasonably
have been available at the time of the hearing
before the Examiner. If the Council deter-
mines that additional evidence is required, the
Council shall remand the matter to the Exam-
iner for reconsideration and receipt of addi-
tional evidence. The cost of transcription of
the hearing record shall be borne by the ap-
plicant. In the absence of an entry upon the
record of an order by the City Council autho-
rizing new or additional evidence or testi-
mony, and a remand to the Hearing Examiner
for receipt of such evidence or testimony, it
shall be presumed that no new or additional
evidence or testimony has been accepted by
the City Council, and that the record before
the City Council is identical to the hearing
record before the Hearing Examiner. (Ord.
4389, 1-25-1993)
6. Council Evaluation Criteria: The con-
sideration by the City Council shall be based
solely upon the record, the Hearing Exam-
iner’s report, the notice of appeal and addi-
tional submissions by parties.
7. Findings and Conclusions Required:
If, upon appeal of a decision of the Hearing
Examiner on an application submitted pursu-
ant to RMC 4-8-070H1, and after examination
of the record, the Council determines that a
substantial error in fact or law exists in the
record, it may remand the proceeding to Ex-
aminer for reconsideration, or modify, or re-
verse the decision of the Examiner
accordingly.
8. Council Action: If, upon appeal from a
recommendation of the Hearing Examiner
upon an application submitted pursuant to
RMC 4-8-070H2 and I, and after examination
of the record, the Council determines that a
substantial error in fact or law exists in the
record, or that a recommendation of the Hear-
ing Examiner should be disregarded or mod-
ified, the City Council may remand the pro-
ceeding to the Examiner for reconsideration,
or enter its own decision upon the application.
9. Decision Documentation: In any event,
the decision of the City Council shall be in
writing and shall specify any modified or
amended findings and conclusions other than
those set forth in the report of the Hearing Ex-
aminer. Each material finding shall be sup-
ported by substantial evidence in the record.
The burden of proof shall rest with the appel-
lant. (Ord. 3658, 9-13-1982)
10. Council Action Final: The action of the
Council approving, modifying or rejecting a
decision of the Examiner shall be final and
conclusive, unless appealed within the time
frames established under subsection G5 of
this Section. (Ord. 4660, 3-17-1997)
G. APPEALS TO SUPERIOR COURT:
1. Intent: Appeals pursuant to this Section
are intended to comply with the Land Use Pe-
tition Act, chapter 36.70C RCW. (Ord. 4587,
3-18-1996, Amd. Ord. 4660, 3-17-1997)
2. Applicability: Any decision or order is-
sued by the City pursuant to this Section may
be judicially reviewed provided that available
administrative appeals, including those listed
in RMC 4-9-250D, have been exhausted.
(Ord. 4346, 3-9-1992)
3. Standing: Those persons with standing
to bring an appeal of a land use decision are
limited to the applicant, the owner of property
to which land use decisions are directed, and
any other person aggrieved or adversely af-
fected by the land use decision or who would
be aggrieved or adversely affected by a re-
4-8-110H
8 - 29 (Revised 12/05)
versal or modification of the land use deci-
sion. The terms “aggrieved” and “adversely
affected” are defined in RCW 36.70C.060.
4. Content of Appeal Submittal: The con-
tent, procedures and other requirements of
an appeal of land use decision are governed
by chapter 36.70C RCW which is incorpo-
rated herein by reference as if fully set forth.
5. Time for Initiating Appeal to Superior
Court:
a. Appeals of Land Use Decisions:
An appeal to Superior Court of a land use
decision, as defined herein, must be filed
within twenty one (21) days of the issu-
ance of the land use decision. For pur-
poses of this Section, the date on which
a land use decision is issued is:
i. Three (3) days after a written de-
cision is mailed by the City or, if not
mailed, the date on which the local
jurisdiction provided notice that a
written decision is publicly available;
ii. If the land use decision is made
by ordinance or resolution by the City
Council, sitting in a quasi-judicial ca-
pacity, the date the body passes the
ordinance or resolution; or
iii. If neither (i) or (ii) of this subsec-
tion applies, the date the decision is
entered into the public record. (Ord.
4587, 3-18-1996, Amd. Ord. 4660,
3-17-1997)
b. Appeal of Environmental Determi-
nations: Appeal to the Superior Court of
the environmental decision and the sub-
stantive determination must be made
within twenty (20) days of the substantive
determination and must be made by writ
of review to the Superior Court of Wash-
ington for King County. (Ord. 3891,
2-25-1985)
6. Appeals of Other Than Land Use Deci-
sions – Superior Court: Appeals to Superior
Court from decisions other than a land use
decision, as defined herein, shall be ap-
pealed within the time frame established by
ordinance. If there is no appeal time estab-
lished by an ordinance, and there is no stat-
ute specifically pre-empting the area and
establishing a time frame for appeal, any ap-
peal, whether through extraordinary writ or
otherwise, shall be brought within twenty one
(21) days of the decision. (Ord. 4587,
3-18-1996; Amd. Ord. 4460, 3-17-1997)
H. APPEALS OF SHORELINE PERMIT
DECISIONS TO SHORELINES HEARING
BOARD:
1. Standing for Appeals to Shorelines
Hearings Board: Any person aggrieved by
the granting or denying of a substantial devel-
opment permit, a conditional use permit and/
or a variance on shorelines of the City, or by
the rescinding of a permit pursuant to the pro-
visions of the Shoreline Master Program,
may seek review from the State of Washing-
ton Shorelines Hearing Board.
2. Place and Time for Filing Appeals: Ap-
peals of decisions by the Land Use Hearing
Examiner must be made directly to the
Shorelines Hearings Board. Appeals are
made by filing a request for the same within
twenty one (21) days of receipt of the final or-
der and by concurrently filing copies of such
request with the Department of Ecology and
the Attorney General’s office as provided in
section 18(1) of the Shorelines Management
Act of 1971. (Amd. Ord. 4999, 1-13-2003)
3. City Requires Copy of Appeal Notice:
A copy of any such appeal notice shall like-
wise be filed with the Planning/Building/Pub-
lic Works Department and the City Clerk of
the City of Renton.
4. Limited Utility Extensions and Protec-
tive Bulkheads – Appeals: Appeals of sub-
stantial development permits, for a limited
utility extension as defined in RCW 90.58.140
(11) or for the construction of a bulkhead or
other measures to protect a single family res-
idence and its appurtenant structures from
shoreline erosion, shall be finally determined
by the legislative authority within thirty (30)
days. (Ord. 3758, 12-5-1983, Rev.
7-22-1985, 3-12-1990 (Res. 2787),
7-16-1990 (Res. 2805), 9-13-1983 (Min.))
4-8-110I
(Revised 12/05)8 - 30
I. GROWTH MANAGEMENT HEARINGS
BOARD:
1. Standing for Appeals to GMHB:
a. Those who may file an appeal are:
i. The State of Washington or
county or city that plans under GMA;
ii. A person who has participated
orally or in writing before the City re-
garding the matter on which a review
is being requested;
iii. A person who is certified by the
Governor within sixty (60) days of fil-
ing the request with the Board; or
iv. A person who qualifies pursuant
to RCW 34.05.530 as aggrieved or
adversely affected by the City’s ac-
tion on an item in subsection I2 of this
Section.
b. Participatory Standing: A person
who files an appeal under subsection
I1a(iv) of this Section must establish par-
ticipatory standing by showing that his or
her participation before the City was rea-
sonably related to the person’s issue as
presented to the Board.
c. Standing When a State Environ-
mental Policy Act (SEPA) Appeal Is
Made to the Board: To establish SEPA
standing to appeal to the Board, the peti-
tioner’s endangered interest must be ar-
guably within the zone of interests
protected by SEPA. Also, the petitioner
must allege an injury in fact; that is, the
petitioner must present sufficient eviden-
tiary facts to show that the challenged
SEPA determination will cause him or her
specific and perceptible harm. The peti-
tioner who alleges a threatened injury
rather than an existing injury must also
show that the injury will be ‘immediate,
concrete, and specific’; a conjectural or
hypothetical injury will not confer stand-
ing.
2. Matters Which May Be Appealed:
a. That the City planning under chapter
36.70A RCW is not in compliance with
the requirements of that chapter, chapter
90.58 RCW as it relates to the adoption of
shoreline’s master programs or amend-
ments thereto, or chapter 43.21C RCW
as it relates to plans, development regu-
lations, or amendments, adopted under
RCW 36.70A.040 or chapter 90.58 RCW;
or
b. That the twenty (20) year Growth
Management population projections ap-
plicable to the City of Renton or its poten-
tial annexation area as adopted by the
Office of Financial Management pursuant
to RCW 43.62.035 should be adjusted.
3. Time for Appeal: All petitions under this
Section must be filed within sixty (60) days af-
ter publication of the appealed Comprehen-
sive Plan, development regulation or
permanent amendment thereto by the legis-
lative body of the City. The date of publication
by the City shall be the date it publishes the
ordinance, or summary of the ordinance,
adopting the Comprehensive Plan, develop-
ment regulations or amendment thereto, as is
required to be published.
4. Contents of Petition for Review: Each
petition for review to the Growth Manage-
ment Hearings Board shall be initiated by the
filing of a petition that includes a detailed
statement of issues presented for resolution
by the Board, and citation to the law that the
appellant believes has been violated. (Ord.
5154, 9-26-2005)
4-8-120A
8 - 30.1 (Revised 11/07)
4-8-120 SUBMITTAL
REQUIREMENTS – SPECIFIC TO
APPLICATION TYPE:
The following tables list the submittal require-
ments for each type of permit application or land
use approval which must accompany the required
application fees specified in RMC 4-1-140
through 4-1-200.
A. Table 4-8-120A – Public Works Permit
Submittal Requirements.
B. Table 4-8-120B – Building Section Per-
mit Submittal Requirements.
C. Table 4-8-120C – Land Use Permit Sub-
mittal Requirements.
A.(Ord. 4587, 3-18-1996; Amd. Ord. 4851, 8-7-2000; Ord. 5137, 4-25-2005; Ord. 5304, 9-17-2007)
TABLE 4-8-120A
PUBLIC WORKS APPLICATIONS
SUBMITTAL REQUIREMENTS
TY
P
E
O
F
A
P
P
L
I
C
A
T
I
O
N
/
P
E
R
M
I
T
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l
i
t
y
C
o
n
s
t
r
u
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t
i
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P
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m
i
t
(S
e
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r
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r
)
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l
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s
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s
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P
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t
Closure Permit Application Form 1(b)
Construction Permit Application Form 1 1 1 2
Construction Mitigation Description 3334
Drainage Plans 3 3 3
Drainage Report 2 2 2
Erosion Control Plan (Temporary)3 3 3 3
Geotechnical Report 3212
Grading Plans 3 3 4
Hazardous Materials Management Statement 1(b) 1(b) 1(b) 1(b)
Neighborhood Detail Map 3 3 3 3
Operating Permit Application 1
Roadway Construction Plans 3 3
Source Statement, Fill Material 1(b) 1(b) 1(b) 1(b)
Stream or Lake Study 1(c)1(c)1(c)1(c)
Street Lighting Plans 3 3
Topography Map 3 3 3 4
Tree Retention/Inventory/Land Clearing Plan – Approved3333
Utilities Plans – Engineered 3 3 3 4
Wetlands Assessment 1(a) 1(a) 1(a) 1(a)
Table 4-8-120A Legend:
The number of copies required (if any) is indicated for each type of ap-
plication and each submittal requirement, unless waived by the Devel-
opment Services Division Plan Review Supervisor. Waiver of aquifer
permit submittal requirements may be granted by the Water Utility.
(a) Required when wetlands are present on-site.
(b) Required when project is located in Zones 1 or 2 of an aquifer protection area.
(c) A standard stream or lake study is required for any application proposal. A supplemental study is required if an
unclassified stream is involved, or if there are proposed alterations of the water body or buffer.
(Revised 11/07)8 - 30.2
This page left intentionally blank.
4-8-120B
8 - 31 (Revised 11/07)
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4-8-120B
(Revised 11/07)8 - 32
He
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(Revised 11/07)8 - 38
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4-8-120D
(Revised 11/07)8 - 44.2
D. DEFINITIONS OF TERMS USED IN
SUBMITTAL REQUIREMENTS FOR
BUILDING, PLANNING AND PUBLIC
WORKS PERMIT APPLICATIONS:
1. Definitions A:
Affidavit of Installation of Public Informa-
tion Sign: A notarized statement signed by
the applicant of applicant’s representative at-
testing that the required public information
sign(s) has been installed in accordance with
City Code requirements.
Annexation, Ten Percent (10%) Notice of
Intent: A petition form, supplied by the City,
containing the signatures of property owners
as identified in King County Assessor’s
records as taxpayers of record for properties
representing at least ten percent (10%) of the
assessed valuation for the areas proposed
for annexation. Information requested on the
form includes the signatures of all identified
taxpayers of record, the date of signing, a
mailing address, and property identification
number of each parcel. Petitions must con-
form to RCW 35A.01.040.
Annexation, Sixty Percent (60%) Petition:
A petition form, supplied by the City, contain-
ing the signatures of property owners as iden-
tified in King County Assessor’s records as
taxpayers of record for properties represent-
ing at least sixty percent (60%) of the as-
sessed valuation for the areas proposed for
annexation. Information requested on the
form includes the signatures of all identified
taxpayers of record, the date of signing, a
mailing address, and property identification
number of each parcel. Petitions must con-
form with RCW 35A.01.040.
Applicant Agreement Statement: A signed
notarized statement indicating that:
a. The applicant agrees to allow for the
potential collocation of additional wire-
less communication facility equipment by
other providers on the applicant’s struc-
ture or within the same site location; and
b. That the applicant agrees to remove
the facility within six (6) months after that
site’s use is discontinued or if the facility
falls into disrepair, and restore the site to
its pre-existing condition. If there are two
(2) or more users of a single wireless
communication facility (WCF), then this
provision shall not become effective until
all users cease using the WCF.
Application Fee: The appropriate process-
ing fee as required by the Renton Municipal
Code.
Application Form, Building Section: The
Development Services Division form required
for the type of work to be performed (e.g.,
grading permit application for grading work,
sign permit application for installation of a
sign, etc.). Information requested includes
the following:
a. King County Tax Assessor’s number
for the property,
b. Legal description of property,
c. Street address, if applicable,
d. Property owner’s name, address and
phone number,
e. Prime contractor’s business name,
address, phone number, current state
contractor registration number, and
f. Either the name, address and phone
number of the lender administering the
interim construction financing, if any, or
the name and address of the firm that has
issued a payment bond, if any, on behalf
of the prime contractor for the protection
of the owner, if the bond is for an amount
fifty percent (50%) or more than the total
construction project.
Application Form, Construction Permit:
The City of Renton form used for all public
works construction projects. Information re-
quested includes the name, address, and
telephone number for the project applicant
and property owner, legal description, King
County Tax Assessor’s number, site area,
area of impervious surface, description of
work, preliminary cost estimate, and, if appli-
cable, water meter size.
Application Form, Master: The City of
Renton Development Services Division’s
combined land use permit application form
4-8-120D
8 - 47 (Revised 6/05)
e. Include location of existing condi-
tions (such as wetlands, steep slopes,
watercourses, floodplains) on or adjacent
to the site which could hinder develop-
ment. (Amd. Ord. 4835, 3-27-2000)
f. Include reservations, restrictive cove-
nants, easements (including easement
language), and any areas to be dedi-
cated to public use, with notes stating
their purpose and any limitations. If a new
easement is created on the plat, it must
show the grantee of the easement rights.
If the grantee is the City, a statement of
easement provisions reserving, granting
and conveying the easement, with a de-
scription of the rights and purposes need
to be made on the plat.
g. Include the lot and block numbering
scheme and lot addresses on the plat
map. Street names and addresses shall
be determined by the Department in ac-
cordance with the Street Grid Ordinance
(chapter 9-11 RMC), and established De-
partment procedures for addressing of
new lots. (Amd. Ord. 4835, 3-27-2000)
h. Contain data sufficient to determine
readily and reproduce on the ground the
location, bearing, and length of every
street, easement line, lot line, boundary
line and block line on-site. Shall include
dimensions to the nearest one-hundredth
(1/100) of a foot and angles and bearings
in degrees, minutes, and seconds.
i. Include coordinates per City survey-
ing standards for permanent control mon-
uments.
j. Display all interior permanent control
monuments located per City surveying
standards.
k. Be mathematically correct.
l. Contain a legal description of the land
to be subdivided on the final mylar.
m. Include certifications:
i. Certification showing that streets,
rights-of-way and all sites for public
use have been dedicated.
ii. Certification by a licensed land
surveyor that a survey has been
made and that monuments and
stakes will be set.
iii. Certification by the responsible
health agencies that the methods of
sewage disposal and water service
are acceptable.
iv. Certification by the King County
Finance Department that taxes have
been paid in accordance with section
1, chapter No. 188, Laws of 1927
(RCW 58.08.030 and 58.08.040) and
that a deposit has been made with
the King County Finance Department
in sufficient amount to pay the taxes
for the following year.
v. Certification by the City Finance
Department that there are no delin-
quent special assessments and that
all special assessments certified to
the City Treasurer for collection on
any property herein contained dedi-
cated for streets, alleys or other pub-
lic uses are paid in full.
vi. Certification of approval to be
signed by the Administrator.
vii. Certification of approval to be
signed by the Mayor and attested by
the City Clerk.
Flood Hazard Data: Flood hazard data in-
cludes:
a. Plans in duplicate drawn to scale
showing the nature, location, dimen-
sions, and elevations of the area in ques-
tion; existing or proposed structures, fill,
storage of materials, drainage facilities,
and the location of the foregoing;
b. Elevation in relation to mean sea
level of the lowest floor (including base-
ment) of all structures;
c. Elevation in relation to mean sea
level to which any structure has been
floodproofed;
d. Certification by a registered profes-
sional engineer or architect that the flood-
4-8-120D
(Revised 6/05)8 - 48
proofing methods criteria in RMC
4-3-050I3c; and for any nonresidential
structure meet the floodproofing; and
e. Description of the extent to which a
watercourse will be altered or relocated
as a result of proposed development.
(Ord. 4835, 3-27-2000)
Floor Plans, General: A basic line drawing
plan of the general building layout showing
walls, exits, windows, and designated uses
indicating the proposed locations of kitchens,
baths and floor drains, bedrooms and living
areas, with sufficient detail for City staff to de-
termine if an oil/water separator or grease in-
terceptor is required and to determine sizing
of side sewer. (Amd. Ord. 4821, 12-20-1999)
7. Definitions G:
Geotechnical Report: A study prepared in
accordance with generally accepted geotech-
nical practices and stamped by a professional
engineer licensed in the State of Washington
which includes soils and slope stability analy-
sis, boring and test pit logs, and recommen-
dations on slope setbacks, foundation
design, retaining wall design, material selec-
tion, and all other pertinent elements. If the
evaluation involves geologic evaluations or
interpretations, the report shall be reviewed
and approved by a geologist. Further recom-
mendations, additions or exceptions to the
original report based on the plans, site condi-
tions, or other supporting data shall be signed
and sealed by the geotechnical engineer. If
the geotechnical engineer who reviews the
plans and specifications is not the same engi-
neer who prepared the geotechnical report,
the new engineer shall, in a letter to the City
accompanying the plans and specifications,
express his or her agreement or disagree-
ment with the recommendations in the geo-
technical report and state that the plans and
specifications conform to his or her recom-
mendations. If the site contains a geologic
hazard regulated by the critical areas regula-
tions, the preparation and content require-
ments of RMC 4-8-120D, Table 18 shall also
apply. (Ord. 4835, 3-27-2000)
Table 18 – Geotechnical Report – Detailed Requirements
REPORT PREPARATION/CONTENT
REQUIREMENTS ST
E
E
P
S
L
O
P
E
S
LA
N
D
S
L
I
D
E
–
M
E
D
I
U
M
LA
N
D
S
L
I
D
E
–
H
I
G
H
LA
N
D
S
L
I
D
E
–
V
E
R
Y
H
I
G
H
HI
G
H
E
R
O
S
I
O
N
SE
I
S
M
I
C
CO
A
L
M
I
N
E
–
M
E
D
I
U
M
CO
A
L
M
I
N
E
–
H
I
G
H
VO
L
C
A
N
I
C
H
A
Z
A
R
D
S
1. Characterize soils, geology and drainage. X X X X X X X X X
2. Describe and depict all natural and man-
made features within one hundred fifty feet
(150′) of the site boundary.
XXXXXXXXX
3. Identify any areas that have previously
been disturbed or degraded by human activity
or natural processes.
XXXXXXXXX
4. Characterize groundwater conditions
including the presence of any public or private
wells within one-quarter (1/4) mile of the site.
XXXXXXXX
5. Provide a site evaluation review of available
information regarding the site.
XXXXXXXXX
6. Conduct a surface reconnaissance of the
site and adjacent areas.
XXXXXXXX
Note: An “X” indicates that the requirement applies in the identified critical area.
4-8-120D
8 - 49 (Revised 11/07)
7. Conduct a subsurface exploration of soils
and hydrologic conditions.
XXXXXXXX
8. Provide a slope stability analysis. X X X X X X X
9. Address principles of erosion control in
proposal design including:
• Plan the development to fit the topography,
drainage patterns, soils and natural vegetation
on site;
• Minimize the extent of the area exposed at
one time and the duration of the exposure;
• Stabilize and protect disturbed areas as soon
as possible;
• Keep runoff velocities low;
• Protect disturbed areas from stormwater
runoff;
• Retain the sediment within the site area;
• Design a thorough maintenance and follow-
up inspection program to ensure erosion control
practices are effective.
XXXXX XX
10. Provide an evaluation of site response and
liquefaction potential relative to the proposed
development.
X
11. Conduct sufficient subsurface exploration
to provide a site coefficient (S) for use in the
Uniform Building Code to the satisfaction of the
Building Official.
X
12. Calculate tilts and strains, and determine
appropriate design values for the building site.
XX
13. Review available geologic hazard maps,
mine maps, mine hazard maps, and air
photographs to identify any subsidence features
or mine hazards including, but not limited to,
surface depressions, sinkholes, mine shafts,
mine entries, coal mine waste dumps, and any
indication of combustion in underground
workings or coal mine waste dumps that are
present on or within one hundred feet (100') of
the property.
XX
REPORT PREPARATION/CONTENT
REQUIREMENTS ST
E
E
P
S
L
O
P
E
S
LA
N
D
S
L
I
D
E
–
M
E
D
I
U
M
LA
N
D
S
L
I
D
E
–
H
I
G
H
LA
N
D
S
L
I
D
E
–
V
E
R
Y
H
I
G
H
HI
G
H
E
R
O
S
I
O
N
SE
I
S
M
I
C
CO
A
L
M
I
N
E
–
M
E
D
I
U
M
CO
A
L
M
I
N
E
–
H
I
G
H
VO
L
C
A
N
I
C
H
A
Z
A
R
D
S
Note: An “X” indicates that the requirement applies in the identified critical area.
4-8-120D
(Revised 11/07)8 - 50
(Ord. 4835, 3-27-2000; Amd. Ord. 5137, 4-25-2005)
Grading Plan: A twenty two inch by thirty
four inch (22" x 34") plan drawn by a State of
Washington licensed landscape architect at a
scale of one inch to forty feet (1" to 40') (hor-
izontal feet) and one inch to ten feet (1" to 10')
(vertical feet) (or other size plan sheet or
scale approved by the Development Services
Division Plan Review Supervisor) clearly indi-
cating the following:
a. Graphic scale and north arrow,
b. Dimensions of all property lines,
easements, and abutting streets,
c. Location and dimension of all on-site
structures and the location of any struc-
tures within fifteen feet (15') of the subject
property or which may be affected by the
proposed work,
d. Accurate existing and proposed con-
tour lines drawn at five foot (5'), or less,
14. Inspect, review and document any
possible mine openings and potential trough
subsidence, and any known hazards previously
documented or identified.
XX
15. Utilize test pits to investigate coal mine
waste dumps and other shallow hazards such
as slope entry portals and shaft collar areas.
Drilling is required for coal mine workings or
other hazards that cannot be adequately
investigated by surface investigations.
XX
16. Provide an analysis of proposed clearing,
grading and construction activities including
construction scheduling. Analyze potential
direct and indirect on-site and off-site impacts
from development.
XXXXXXXX
17. Propose mitigation measures, such as any
special construction techniques, monitoring or
inspection programs, erosion or sedimentation
programs during and after construction, surface
water management controls, buffers,
remediation, stabilization, etc.
XXXXXXXXX
18. Critical facilities on sites containing areas
susceptible to inundation due to volcanic
hazards shall require an evacuation and
emergency management plan. The applicant for
critical facilities shall evaluate the risk of
inundation or flooding resulting from mudflows
originating on Mount Rainier in a geotechnical
report, and identify any engineering or other
mitigation measures as appropriate.
X
REPORT PREPARATION/CONTENT
REQUIREMENTS ST
E
E
P
S
L
O
P
E
S
LA
N
D
S
L
I
D
E
–
M
E
D
I
U
M
LA
N
D
S
L
I
D
E
–
H
I
G
H
LA
N
D
S
L
I
D
E
–
V
E
R
Y
H
I
G
H
HI
G
H
E
R
O
S
I
O
N
SE
I
S
M
I
C
CO
A
L
M
I
N
E
–
M
E
D
I
U
M
CO
A
L
M
I
N
E
–
H
I
G
H
VO
L
C
A
N
I
C
H
A
Z
A
R
D
S
Note: An “X” indicates that the requirement applies in the identified critical area.
4-8-120D
8 - 51 (Revised 11/07)
intervals showing existing ground and
details of terrain and area drainage to in-
clude surrounding off-site contours within
one hundred feet (100') of the site,
e. Location of natural drainage sys-
tems, including perennial and intermittent
streams, the presence of bordering vege-
tation, and floodplains,
f. Setback areas and any areas not to
be disturbed, including the location, size
and species of all protected trees on site.
Protected trees shall have the approxi-
mate drip line shown. The method of tree
protection during grading and construc-
tion shall be shown. If grade changes in
the vicinity of the protected trees are nec-
essary, the method of reconciling the drip
line with the finished elevation shall be in-
cluded (see RMC 4-4-130, Tree Reten-
tion and Land Clearing Regulations),
g. Finished contours drawn at five foot
(5') intervals as a result of grading,
h. Proposed drainage channels and re-
lated construction with associated under-
ground storm lines sized and connec-
tions shown, and
i. General notes addressing the follow-
ing (may be listed on the cover sheet):
i. Area in square feet of the entire
property.
ii. Area of work in square feet.
iii. Both the number of tons and cu-
bic yards of soil to be added, re-
moved, or relocated.
iv. Type and location of fill origin,
and destination of any soil to be re-
moved from site.
v. Finished floor elevation(s) of all
structures, existing and proposed.
(Ord. 4835, 3-27-2000; Ord. 5304,
9-17-2007)
8. Definitions H:
Habitat Data Report: Habitat data reports in-
clude:
a. Site Plan: The site plan shall indi-
cate:
i. The vegetative cover types re-
flecting the general boundaries of the
different plant communities on the
site;
ii. The exact locations and specifi-
cations for all activities associated
with site development including the
type, extent and method of opera-
tions;
iii. Top view and typical cross-sec-
tion views of critical habitat/wildlife
habitat to scale;
iv. The results of searches of the
State Department of Fish and Wild-
life’s Natural Heritage and Non-
Game Data System databases;
v. The results of searches of the
Washington State Department of
Fish and Wildlife Priority Habitat and
Species database.
b. Narrative Report: A narrative report
shall be prepared to accompany the site
plan which describes:
i. The layers, diversity and variety
of habitat found on the site;
ii. The location of any migration or
movement corridors;
iii. The species typically associated
with the cover types, including an
identification of any critical wildlife
species that might be expected to be
found;
iv. Identification of any areas that
have been previously disturbed or
degraded by human activity or natu-
ral processes;
v. A summary of existing habitat
functions and values, utilizing a hab-
itat evaluation procedure or method-
ology approved by the City;
vi. A summary of proposed habitat
alterations and impacts and pro-
4-8-120D
(Revised 11/07)8 - 52
posed habitat management program.
Potential impacts may include but
are not limited to clearing of vegeta-
tion, fragmentation of wildlife habitat,
expected decrease in species diver-
sity or quantity, changes in water
quality, increases in human intrusion,
and impacts on wetlands or water re-
sources. (Ord. 4835, 3-27-2000)
Hazardous Materials Management State-
ment: A statement which includes:
a. A description of refueling of construc-
tion vehicles that will occur on the site
and an inventory of hazardous materials
expected to be temporarily stored, dis-
pensed, used, or handled on the site.
b. A description of how the require-
ments in RMC 4-4-030C7, Construction
Activity Standards – Zones 1 and 2, will
be met by the applicant. (Ord. 4851,
8-7-2000; Amd. Ord. 4992, 12-9-2002)
Heat Loss Calculation: A State of Washing-
ton Energy Code mandated analysis per-
formed to determine the heat loss of a
structure in order to determine the size of the
required heating equipment.
9. Definitions I:
Installer Certification: Washington State
Department of Community, Trade and Eco-
nomic Development (CTED) approval given
to those contractors authorized to install man-
ufactured homes and designated by a State
registration number. (Ord. 4587, 3-18-1996)
Inventory of Existing Sites: An inventory of
the providers existing facilities with the
Renton City corporate limits, and any other
facilities outside the City limits that are within
one-half (1/2) mile of the proposed facility.
The inventory is to include specific informa-
tion about the location, height, and design of
each facility. The Department may share
such information with other applicants apply-
ing for administrative approvals or conditional
use permits under this Title or other organiza-
tions seeking to locate antennas within the
City, provided, however that the Department
is not, by sharing such information, in any
way representing or warranting that such
sites are available or suitable.
Irrigation Sprinkler Plans (Underground):
A twenty two inch by thirty four inch (22" x 34")
plan drawn at the same scale as, or included
on, the generalized utilities plan(s) (or other
size plan sheet or scale approved by the De-
velopment Services Division Plan Review Su-
pervisor) clearly indicating the following:
a. Scale and north arrow,
b. Dimensions of all property lines,
easements, and abutting streets,
c. Meter location and size, and
d. Proposed type, size, and location of
sprinkler piping, sprinkler heads, and
backflow prevention devices.
10. Definitions J: (Reserved)
11. Definitions K: (Reserved)
12. Definitions L:
Land Record Number: The City of Renton
Technical Services Division’s filing number
for the final survey document.
Land Use Permit Conditions: Environmen-
tal or land use permit requirements which may
have been placed upon the project in addition
to any code-mandated requirements in con-
junction with a required environmental deter-
mination and/or a land use permit. Examples
of land use permits include site plan review,
conditional use permits and variances.
Landscaping Plan, Conceptual: A fully di-
mensioned plan, prepared by a landscape ar-
chitect registered in the State of Washington,
a certified nurseryman, or other similarly
qualified professional, drawn at the same
scale as the project site plan (or other scale
approved by the Reviewing Official), clearly
indicating the following:
a. Date, graphic scale, and north arrow,
b. Location of proposed buildings, park-
ing areas, access and existing buildings
to remain,
c. Names and locations of abutting
streets and public improvements, includ-
ing easements,
4-8-120D
8 - 53 (Revised 11/07)
d. Existing and proposed contours at
five foot (5') intervals or less,
e. Location, size, and purpose of plant-
ing areas, including those required in
RMC 4-4-070, Landscaping,
f. Location and height for proposed
berming,
g. Location and elevations for any pro-
posed landscape-related structures such
as arbors, gazebos, fencing, etc.,
h. Location, size, spacing and names of
existing and proposed shrubs, trees,
ground covers, and decorative rockery or
like landscape improvements in relation-
ship to proposed and existing utilities,
and
i. The location, size and species of all
protected trees on site. Protected trees
shall have the approximate drip line
shown (see RMC 4-4-130, Tree Reten-
tion and Land Clearing Regulations).
(Ord. 5100, 11-1-2004; Ord. 5304,
9-17-2007)
Landscaping Plan, Detailed: A fully dimen-
sioned plan, prepared by a landscape archi-
tect registered in the State of Washington, a
certified nurseryman, or other similarly quali-
fied professional, drawn at the same scale as
the project site plan (or other scale approved
by the Reviewing Official), clearly indicating
the following:
a. Date, graphic scale, and north arrow,
b. Location of proposed buildings, prop-
erty lines, walks, parking areas, access,
and existing buildings to remain,
c. Names and locations of abutting
streets and public improvements, includ-
ing easements,
d. Existing and proposed contours at
five foot (5') intervals or less,
e. Detailed grading plan,
f. Location, dimensions, and purpose of
all planting areas (the width of a land-
scaping area when curbed shall be mea-
sured from inside to inside of the curbs)
including those required in RMC 4-4-070,
Landscaping,
g. Location and height for proposed
berming,
h. Locations, elevations, and details for
any proposed landscape-related struc-
tures such as arbors, gazebos, fencing,
etc.,
i. Location, size, spacing and names of
existing and proposed shrubs, trees,
ground covers, and decorative rockery or
like landscape improvements in relation-
ship to proposed and existing utilities,
j. The location, size and species of all
protected trees on site. Protected trees
shall have the approximate drip line
shown (see RMC 4-4-130, Tree Reten-
tion and Land Clearing Regulations),
k. Names of existing and proposed veg-
etation, and
l. Detailed planting plan (soil mix, plant-
ing depth and width, and bark mulch
depth). (Ord. 5100, 11-1-2004; Ord.
5304, 9-17-2007)
Lease Agreement, Draft: A draft lease
agreement with the landholder, or separate
equivalent documentation that:
a. Allows the landholder to enter into
leases with other providers; and
b. Specifies that if the provider fails to
remove the facility upon six (6) months of
its discontinued use, the responsibility for
removal falls upon the landholder.
Letter from Property Owner: A letter from
the private property owner granting permis-
sion for the temporary use of the property.
Letter of Conformance with Geotechnical
Report: A letter submitted by the applicant
stating structural plans were prepared consis-
tent with the findings of the geotechnical re-
port and stamped by a structural engineer.
The plans and specifications shall be accom-
panied by a letter from the geotechnical engi-
neer who prepared the geotechnical report
4-8-120D
(Revised 11/07)8 - 54
stating that in his or her judgment, the plans
and specifications conform to the recommen-
dations in the geotechnical report and the risk
of damage to the proposed development site
and downslope properties from potentially
hazardous conditions will be minimal subject
to the conditions set forth in the report. (Ord.
4835, 3-27-2000)
Letter of Understanding Geologic Risk:
The applicant, or the owner of the site, shall
submit a letter to the City, with the plans and
specifications, stating that he or she under-
stands and accepts the risk of developing in
an unstable area and that he or she will ad-
vise, in writing, any prospective purchasers of
the site, or any prospective purchasers of
structures or portions of structures on the
site, of the unstable potential of the area.
(Ord. 4835, 3-27-2000)
List of Current Property Owners: A listing
of all current property owners and their mail-
ing addresses and King County Assessor’s
account numbers within three hundred feet
(300') of the boundaries of the subject site as
obtained from a title company or the King
County Assessor’s office. The list shall in-
clude a notarized statement from the appli-
cant attesting that the ownership information
provided is current and accurate. Current
shall mean obtained within the past thirty (30)
days unless otherwise approved by the De-
velopment Services Division.
Lot Line Adjustment Map: A drawing of the
proposed lot line adjustment prepared on an
eighteen inch by twenty four inch (18" x 24")
sheet of mylar by a licensed land surveyor
complying with the City’s surveying stan-
dards.
a. Name of the proposed lot line adjust-
ment (e.g., Smith/Larsen Lot Line Adjust-
ment),
b. Space reserved for “City of Renton
File Number” (large type) at top of first
sheet,
c. Space reserved for City of Renton
“land record number” (small type) at bot-
tom left of first sheet,
d. Legal description for each of the ex-
isting parcels. If a metes and bounds de-
scription is used, it must be stamped by a
licensed surveyor,
e. (Rep. by Ord. 4751, 11-16-1998),
f. Date, graphic scale (one inch equals
forty feet (1" = 40'), unless otherwise ap-
proved by the Department), and north ar-
row,
g. Names, locations, widths, types, and
dimensions of adjacent and on-site
streets, alleys, and easements,
h. Lot lines with all property lines dimen-
sioned and square footage of each lot,
i. Parcels identified as Lot 4, Lot 3, etc.,
j. “Old” lot line(s) and “new” lot line(s)
clearly labeled and differentiated by line
type and/or thickness (indicated dis-
tance(s) moved),
k. Addresses for each lot and new
street names in accordance with the
street grid system regulations of chapter
9-11 RMC,
l. Total square footage of existing and
revised lots,
m. Ground floor square footage of all
structures,
n. Location, dimensions and square
footage of any existing structures to re-
main, and dimensioned distances to
property lines,
o. Location of existing conditions (such
as wetlands, steep slopes, watercourses)
on or adjacent to the site which could
hinder development,
p. Reservations, restrictive covenants,
easements, description of any areas to
be dedicated to public use with notes
stating their purpose, and any limitations,
and identifying the grantee and if the
grantee is the City, a statement of provi-
sions reserving, granting and/or convey-
ing the area with a description of the
rights and purposes must be shown,
4-8-120D
8 - 54a (Revised 11/07)
q. Coordinates per City surveying stan-
dards for permanent control monuments,
r. Location of all interior permanent con-
trol monuments per City surveying stan-
dards,
s. Statement of equipment and proce-
dure used per WAC 332-130-100,
t. Basis of bearing per WAC
332-130-150(1)(b)(iii),
u. Date the existing monuments were
visited per WAC 332-103-050(1)(f)(iv),
v. Verification that permanent markers
are set at corners of the proposed lots,
w. Statement of discrepancies, if any,
between bearings and distances of
record and those measured or calcu-
lated,
x. Surveyor’s testament, stamp and sig-
nature,
y. Certification by a State of Washington
licensed land surveyor that a survey has
been made and that monuments and
stakes have been set,
z. Notarized signatures of all property
owners having an interest in the property,
certifying ownership and approval of the
proposal,
aa. Signature and date line(s) for the
King County Assessor,
bb. Signature and date line(s) for the
Administrator of the Planning/Building/
Public Works Department.
(Revised 11/07)8 - 54b
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4-8-120D
8 - 54.1 (Revised 2/04)
13. Definitions M:
Mailing Labels: Self-adhesive mailing labels
including the name, mailing address, and
King County Assessor’s account numbers
(optional) for all property owners within three
hundred feet (300′) of the boundaries of the
subject site.
Map of Existing Site Conditions: A plan
drawn at the same scale as, or combined
with, the grading plan or topography map
showing existing topographical or five foot
(5′) contours or less, and structural and natu-
ral features. The plan shall include major
trees, shrubs, large rocks, creeks and water-
sheds, floodplains, buildings, roadways and
trails. (Amd. Ord. 4835, 3-27-2000)
Map of View Area: A diagram or map depict-
ing where within a one-quarter (1/4) mile ra-
dius any portion of the proposed facility could
be seen.
Master Application Form: The standardized
application form used for the majority of land
use permit applications including, but not lim-
ited to, the following:
a. Owner, applicant, and contact per-
son names, addresses and telephone
numbers,
b. Notarized signatures of all current
property owners,
c. Name of the proposed project,
d. Project/property address,
e. King County Assessor’s tax account
number,
f. Existing and proposed land uses,
g. Existing and, if applicable, proposed
Comprehensive Plan map designation,
h. Existing and, if applicable, proposed
zoning designation,
i. Site area,
j. Estimated project cost,
k. Whether or not the project site con-
tains any environmentally sensitive ar-
eas, and
l. Property legal description.
Master Plan: A single fully dimensioned plan
sheet drawn at a scale of one inch equals
twenty feet (1′′ = 20′) (or other scale ap-
proved by the Development Services Division
Director) consisting of a conceptual plan indi-
cating the following:
a. Information from Site Plan, items a,
b, and c,
b. A legend listing the following must be
included on one of the sheets:
• Total square footage of the site,
• Square footage (by floor and overall
total) of each individual building and/
or use,
• Total estimated square footage of all
buildings (footprint of each building)
• Percentage estimate of lot coverage,
• Square footage estimate of all land-
scaping (total and parking lot),
• Allowable and proposed building
height,
• Building setbacks proposed and re-
quired by Code,
• Parking analysis, including estimated
number, size, and type of stalls re-
quired, by use; and number of stalls
provided, by use,
c. General location and size of build-
ings and uses,
d. Phasing of development,
e. Major access points and access to
public streets, vehicle and pedestrian cir-
culation, public transit stops,
f. Critical areas,
4-8-120D
(Revised 2/04)8 - 54.2
g. Focal points within the project (e.g.,
public plazas, art work, gateways both
into the site and into the City, etc.),
h. Private and public open space provi-
sions, and recreation areas,
i. View corridors,
j. Public access to water and/or shore-
line areas. (Ord. 5028, 11-24-2003)
Mechanical Plans: Plans as required per
section 113 of the currently adopted Uniform
Mechanical Code (UMC) and section 1141 of
the currently adopted Washington State En-
ergy Code (WSEC) along with Statewide
amendments.
Monument Card: A form provided by the City
Technical Services Division and filled out by a
surveyor providing information regarding a
single monument, including the section,
township and range, method of location, type
of mark found or set, manner of re-establish-
ment of the single monument (if applicable),
description, and a drawing showing the loca-
tion of a single monument and indicating a
reference point to that monument.
14. Definitions N:
Neighborhood Detail Map: A map, drawn at
a scale of one inch equals one hundred feet
(1″ = 100′) or one inch equals two hundred
feet (1″ = 200′) (or other scale approved by
the Development Services Division Director).
The map shall show the location of the sub-
ject site relative to the property boundaries of
the surrounding parcels within approximately
one thousand feet (1,000′) or approximately
two thousand five hundred feet (2,500′) for
properties over five (5) acres and identifying
the subject site with a darker perimeter line
than that of surrounding properties. The map
shall also show the property’s lot lines, exist-
ing land uses, building outlines, City bound-
aries of the City of Renton (if applicable),
north arrow (oriented to the top of the plan
sheet), graphic scale used for the map, and
City of Renton (not King County) street
names for all streets shown. (Amd. Ord.
4963, 5-13-2002)
Nonconformity Relationship and Compat-
ibility Narrative: For nonconforming use or
structure rebuild approval permits, include
drawings, photographs, or other visual aids
that show the relationship of the existing
structure or building to its surroundings. In-
clude studies or reports that support the ap-
plicant’s contention that the existing
nonconforming use or structure is compatible
with the surrounding area and its uses. (Ord.
4963, 5-13-2002)
Notation of Geologic Risk by Engineer: A
letter of notation on the design drawings pre-
pared by a structural engineer and submitted
at the time of the permit application stating
that he or she has reviewed the geotechnical
report, understands its recommendations,
has explained or has had explained to the
owner the risks of loss due to earth move-
ment on the site, and has incorporated into
the design the recommendations of the geo-
technical report and established measures to
reduce the potential risk of injury or damage
that might be caused by any earth movement
predicted in the report. (Ord. 4835,
3-27-2000; Amd. Ord. 4963, 5-13-2002)
15. Definitions O:
Operating Permit Application, Aquifer
Protection Area: An application package in-
cluding the following:
a. Upon request by the Department, a
hazardous materials inventory statement
and/or Material Safety Data Sheets for
hazardous materials that are or will be on
the premises;
b. A list of the chemicals to be moni-
tored through the analysis of groundwa-
ter samples if groundwater monitoring is
anticipated to be required;
c. A detailed description of the activities
conducted at the facility that involve the
storage, handling, treatment, use or pro-
duction of hazardous materials in quanti-
ties greater than the de minimis amounts
specified in RMC 4-3-050C6a(ii)(1);
d. A description of the containment de-
vices used to comply with the require-
ments of this Section;
4-8-120D
8 - 54.2a (Revised 2/04)
e. A description of the procedures for
inspection and maintenance of contain-
ment devices;
f. A description of how hazardous mate-
rials will be legally disposed;
g. A site map showing the following:
i. Property boundaries,
ii. Building and other structures lo-
cated on the property,
iii. Secondary containment de-
vices, and
iv. Floor and yard drains with a note
as to whether the drain is to storm or
sanitary sewer. (Ord. 4851,
8-7-2000; Amd. Ord. 4992,
12-9-2002)
Operating Rules for Secure Community
Treatment Facility (SCTF): A written state-
ment outlining how the operation of the SCTF
complies with RCW 71.09.295 through
71.09.350, including but not limited to daily
operating hours, activities of occupants, pro-
cedures for off-site activities, if any, and visi-
tation procedures for nonresidents, including
professional care providers, family members,
or other service providers. (Ord. 4982,
9-23-2002)
16. Definitions P:
Parking, Lot Coverage, Landscaping
Analysis: A listing of the following informa-
tion (may also be included on the first sheet
of the site plan):
a. Total square footage of the site,
b. Total square footage of existing
area(s) of impervious surfacing,
c. Total square footage of existing natu-
ral/undeveloped area,
d. Square footage (by floor and overall
total) of each individual building and/or
use,
e. Total square footage of the footprints
of all buildings,
f. Percentage of lot covered by build-
ings or structures,
g. Total pavement square footage both
existing pavement to remain plus new
pavement proposed to be installed,
h. Square footage of any on-site wet-
lands,
i. Parking analysis to include the total
number of parking spaces required and
provided, number of compact and “ADA
accessible” spaces provided, and park-
ing space dimensions,
j. Square footage of landscaping for
each area, for interior parking lot land-
scaping, and total,
k. Allowable and proposed building
height,
l. Building setbacks required by Code,
and
m. Proposed building setbacks. (Ord.
4587, 3-18-1996)
Photosimulations: Photosimulations of the
proposed facility from affected residential
properties and public right-of-way at varying
distances. This shall include a diagram de-
(Revised 2/04)8 - 54.2b
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4-8-120D
8 - 55 (Revised 2/04)
a. A time schedule for all mechanical
equipment activities or routine vegetation
management activities;
b. A plan for the specific work to be per-
formed;
c. For routine vegetation management
on undeveloped properties, the narrative
shall include:
i. Standards and criteria to be used
for routine tree trimming and tree top-
ping,
ii. Standards and criteria to be used
for ground cover management, and
iii. Standards and criteria to be
used in determining the location for
use of chemicals including insecti-
cides and herbicides;
d. For use of mechanical equipment the
narrative shall include:
i. The type of equipment to be
used,
ii. A description of the specific work
to be accomplished using the equip-
ment,
iii. The measures proposed to pro-
tect the site and adjacent properties
from the potential adverse impacts of
the proposed work and equipment
operation. (Ord. 4835, 3-27-2000)
Project Sequencing Plan: A narrative that
outlines what order development phases will
be built in and at what estimated times they
will be developed within the life of the associ-
ated Master Plan. (Ord. 5028, 11-24-2003)
Proposal Description: A complete, un-
abridged copy of the proposal (i.e., draft ordi-
nance, resolution, plan or policy) and all
attachments.
Proposal Summary: A concise description
of the scope, intent and timing of the pro-
posal.
Public Works Approval Letter: Written con-
firmation from the Development Services Di-
vision Plan Review section that all required
improvements have been substantially in-
stalled or deferred and authorizing the sub-
mittal of the final plat, final short plat, final
binding site plan, or final PUD application.
17. Definitions Q: (Reserved)
18. Definitions R:
Report on Design Criteria for Modifica-
tions: A written evaluation issued by the Eco-
nomic Development, Neighborhoods and
Strategic Planning Administrator. This report
assesses whether a proposed project quali-
fies as a superior design and is eligible for
modification of development standards
based on adopted criteria of RMC 4-9-250D3
or D4. (Ord. 4777, 4-19-1999; Amd. Ord.
4802, 10-25-1999)
Rezone Justification: A written statement
and other information provided by the appli-
cant to support the rezone which may include,
but is not limited to: letters, photographs, site
development plans, market research reports,
and land use maps indicating in a clear and
concise manner why the rezone application
should be granted and that the rezone re-
quest is timely.
Roadway Construction Plans: Plans pre-
pared by a State of Washington licensed civil
engineer as detailed by the document “City of
Renton Drafting Standards”, unless other-
wise approved by the Development Services
Division Plan Review Supervisor. (Ord. 4587,
3-18-1996)
19. Definitions S:
Screening Detail, Refuse/Recycling: A de-
tailed plan drawing, prepared to scale, show-
ing location within property boundaries,
heights, elevations, and building materials of
proposed screening or of proposed plantings.
(Ord. 4703, 2-2-1998)
Service Area Map: A map showing the ser-
vice area of the proposed wireless communi-
cation facility and an explanation of the need
for that facility.
Shoreline Conditional Use Justification: A
written statement setting forth the reasons in
favor of the shoreline conditional use permit
4-8-120D
(Revised 2/04)8 - 56
application and addressing the criteria listed
in RMC 4-9-190I5b which are used by the
Hearing Examiner in reviewing the permit re-
quest. (Ord. 4587, 3-18-1996)
Shoreline Variance Justification: A written
statement setting forth the reasons in favor of
the shoreline variance application and ad-
dressing the criteria listed in RMC 4-9-190I4b
which are used by the Hearing Examiner
when reviewing the variance request.
Short Plat or Binding Site Plan Map, Final:
A plan, with a two-inch (2″) border on the left
edge and one-half-inch (1/2″) on all other
sides, prepared by a State of Washington reg-
istered land surveyor in accordance with
RCW 18.43.010 and or chapter 58.17 RCW,
fully dimensioned, drawn at a scale of one
inch equals forty feet (1″ = 40′) on eighteen
inch by twenty four inch (18″ x 24″) plan
sheet(s) (or other scale approved by the De-
velopment Services Division Director). The
reproducible original shall be in black ink on
stabilized drafting film and shall include the
following:
a. Name and location of the short plat
or binding site plan,
b. Space reserved for “City of Renton
file number” (large type) at top of first
sheet,
c. Space reserved for City of Renton
“land record number” (small type) at bot-
tom left of first sheet,
d. Legal description of the property,
e. Date, graphic scale, and north arrow,
f. Vicinity map (a reduced version of the
“neighborhood detail map” as defined
above),
g. Names, locations, widths and other
dimensions of existing and proposed
streets, alleys, easements, parks, open
spaces and reservations. Shall show all
utilities, streets, existing and new ease-
ments and associated covenants within
or abutting the short plat. If a new ease-
ment is created on the plat, it must show
grantee of easement rights. If the grantee
is the City, a statement of easement pro-
visions reserving and conveying the
easement, with a description of the rights
and purposes, needs to be made on the
short plat,
h. Lots designated by number within the
area of the lot. Tracts shall be similarly
designated and each tract shall be clearly
identified with the ownership and pur-
pose. Lot lines with all property lines di-
mensioned and square footage of each
lot,
i. Lot numbers,
j. Addresses for each lot and new street
names determined by the Department in
accordance with the street grid system
regulations of chapter 9-11 RMC,
k. Reservations, restrictive covenants,
easements and any areas to be dedi-
cated to public use with notes stating
their purpose, and any limitations, and
identifying the grantee. If the grantee is
the City, a statement of provisions reserv-
ing, granting and/or conveying the area
with a description of the rights and pur-
poses must be shown,
l. Coordinates per City surveying stan-
dards for permanent control monuments,
m. All interior permanent control monu-
ments located per City surveying stan-
dards,
n. Statement of equipment and proce-
dure used per WAC 332-130-100,
o. Basis for bearing per WAC
332-130-150(1)(b)(iii),
p. Date the existing monuments were
visited per WAC 332-103-050(1)(f)(iv),
q. Verification that permanent markers
are set at corners of the proposed lots,
r. Statement of discrepancies, if any,
between bearing and distances of record
and those measured or calculated,
s. Location, dimensions and square
footage of any existing structures to re-
main within or abutting the plat,
4-8-120D
8 - 57 (Revised 2/04)
t. Location of existing conditions (such
as wetlands, steep slopes, watercourses)
on or adjacent to the site which could
hinder development,
u. Reference to all agreements or cove-
nants required as a condition of approval,
v. For binding site plans only: provi-
sions requiring site development to be in
conformity with the approved binding site
plan,
w. Certifications by:
i. A State of Washington licensed
land surveyor that a survey has been
made and that monuments and
stakes have been set,
ii. The King County Department of
Health that the proposed septic sys-
tem(s) is acceptable to serve the plat
if not served by sewer,
x. Signature and date line for:
i. All property owners (signatures
must be notarized with an ink stamp),
ii. The King County Assessor,
iii. The City of Renton Finance and
Information Systems Director with
the following text preceding: “There
are no delinquent special assess-
ments and any special assessments
for any dedicated property herein
contained have been paid in full”, and
iv. The Administrator of the Plan-
ning/Building/Public Works Depart-
ment. (Ord. 4954, 2-11-2002)
Short Plat Map, Preliminary: A fully dimen-
sioned plan, drawn at a scale of one inch
equals forty feet (1″ = 40′) on an eighteen
inch by twenty four inch (18″ x 24″) plan
sheet (or other size or scale approved by the
Development Services Division Director) and
including the following information:
a. Name of the proposed short plat (and
space for the future City file number);
b. Names and addresses of the engi-
neer, licensed land surveyor, and all
property owners;
c. Legal description of the property;
d. Date, graphic scale, and north arrow
oriented to the top of the paper/plan
sheet;
e. Vicinity map (a reduced version of
the “neighborhood detail map” as defined
above);
f. A drawing of the subject property with
all existing and proposed property lines
dimensioned, indicating the required
yards (setbacks) with dashed lines;
g. Location of the subject site with re-
spect to the nearest street intersections
(including intersections opposite the sub-
ject property), alleys and other rights-of-
way, showing how access will be pro-
vided to all lots;
h. Names, locations, widths and other
dimensions of existing and proposed
streets, alleys, easements, parks, open
spaces and reservations;
i. Contours and elevations at minimum
five foot (5′) vertical intervals to the extent
necessary to predict drainage character-
istics of the property. Approximate, esti-
mated contour lines shall be extended at
least one hundred feet (100′) beyond the
boundaries of the proposed short plat;
j. Location and dimensions of any exist-
ing and proposed structures, existing on-
site trees, existing or proposed fencing or
retaining walls, freestanding signs, and
easements;
k. Location of existing conditions on or
adjacent to the site which could hinder
development;
l. Flood hazard information and bound-
ary on the subdivision drawing including
the nature, location, dimensions, and ele-
vations of the subdivided area; and
4-8-120D
(Revised 2/04)8 - 58
m. A legend listing the following in-
cluded on the first sheet of the short plat
plan:
i. Short plat,
ii. Proposed number of lots,
iii. Zoning of the subject site,
iv. Proposed square footage in
each lot, and
v. Percentage of land in streets and
open space. (Amd. Ord. 4835,
3-27-2000)
Sign Plans: A twenty four inch by thirty six
inch (24″ x 36″) plan drawn by a State of
Washington licensed architect at a scale of
one inch equals twenty feet (1″ = 20′) or one
inch equals forty feet (1″ = 40′) (or other size
plan sheet or scale approved by the Building
Official) clearly indicating the following:
a. Footing connections to building, size
of supports and materials used in sup-
ports and sign itself,
b. Elevation showing size and height of
any proposed freestanding or projecting
signs clearly indicating ground clearance
and clearance to overhead power lines,
and
c. Elevation of building facade for any
proposed wall signs showing dimensions
of the building as well as existing and pro-
posed wall signs.
Site Plan: A single fully dimensioned plan
sheet drawn at a scale of one inch equals
twenty feet (1″ = 20′) (or other scale ap-
proved by the Development Services Division
Director) clearly indicating the following:
a. Name of proposed project,
b. Date, scale, and north arrow oriented
to the top of the paper/plan sheet,
c. Drawing of the subject property with
all property lines dimensioned and
names of adjacent streets,
d. Widths of all adjacent streets and al-
leys,
e. The location of all existing public im-
provements including, but not limited to,
curbs, gutters, sidewalks, median is-
lands, street trees, fire hydrants, utility
poles, etc., along the full property front-
age,
f. Location and dimensions of existing
and proposed structures, parking and
loading areas, driveways, existing on-site
trees, existing or proposed fencing or re-
taining walls, freestanding signs, ease-
ments, refuse and recycling areas,
freestanding liquid fixtures, utility junction
boxes, public utility transformers, storage
areas, buffer areas, open spaces, and
landscaped areas,
g. The location and dimensions of natu-
ral features such as streams, lakes,
marshes and wetlands,
h. Ordinary high water mark, existing
and proposed, if applicable,
i. For wireless communication facilities,
indicate type and locations of existing
and new plant materials used to screen
facility components and the proposed
color(s) for the facility,
j. A legend listing the following must be
included on one of the site plan sheets:
i. Total square footage of the site,
ii. Square footage (by floor and
overall total) of each individual build-
ing and/or use,
iii. Total square footage of all build-
ings (footprint of each building),
iv. Percentage of lot coverage,
v. Square footage of all landscap-
ing (total, parking lot, and wildlife
habitat),
vi. Allowable and proposed building
height,
4-8-120D
8 - 59 (Revised 2/04)
vii. Building setbacks required by
Code,
viii. Proposed building setbacks,
ix. Parking analysis, including:
• Number of stalls required, by
use; number of stalls provided,
by use,
• Sizes of stalls and angles,
• Location and number of handi-
cap stalls, compact, employee
and/or guest parking stalls,
• Location and size of curb cuts,
• Traffic flow within the parking,
loading, and maneuvering areas
and ingress and egress,
• Location of wheel stops,
• Loading space,
• Stacking space,
• Location and dimensions of bicy-
cle racks, carpool parking
spaces, and other facilities de-
signed to accommodate access
to the site,
• Square footage of interior park-
ing lot landscaping.
k. Footprint of all proposed buildings
showing the location of building en-
trances, window openings, and land-
scape features (required for Urban
Center Design Overlay District review
packet only),
l. Footprint of all abutting and adjacent
buildings showing the location of building
entrances, window openings, and land-
scape features (required for Urban Cen-
ter Design Overlay District review packet
only),
m. For nonconforming use or structure
rebuild approval permits: draw on the
scaled plan the exact sizes and locations
of existing structures and uses, whether
damaged or not; write on the scaled plan
the dates these structures/uses were es-
tablished; on a separate sheet, identify
the subject property, abutting lots and
buildings and list adjacent and abutting
land uses. (Ord. 5028, 11-24-2003)
Site Plan, Commercial, Industrial, Multi-
Family: A twenty four inch by thirty six inch
(24″ x 36″) plan drawn by a State of Washing-
ton licensed architect at a scale of one inch
equals twenty feet (1″ = 20′) or one inch
equals forty feet (1″ = 40′) (or other size plan
sheet or scale approved by the Building Offi-
cial) clearly indicating the following:
a. Scale and north arrow,
b. Legal description,
c. Location, identification, and dimen-
sions of all buildings, property lines, set-
backs, streets, alleys and easements,
d. Condition of all public rights-of-way
and verification of right to use ease-
ments,
e. Off-street parking layout and drive-
ways,
f. Curbs, gutters, sidewalks, paving,
storm drainage, meters (domestic and
fire), and grease interceptors,
g. Grading plan showing proposed and
existing contours and site elevations,
h. Landscaped areas, irrigation meters,
i. Lighting and sign structures (new and
existing),
j. Location of garbage containers and
recycling storage,
k. Fire hydrant locations (new and ex-
isting) within three hundred feet (300′) of
building,
l. For wireless communication facilities,
indicate type and locations of existing
and new plant materials used to screen
facility components and the proposed
color(s) for the facility,
4-8-120D
(Revised 2/04)8 - 60
m. General notes addressing the fol-
lowing (may be listed on cover sheet):
i. Full name of the project,
ii. Name, address, and telephone
number of owner and agent(s),
iii. Existing zoning of the project
site,
iv. Area, in square feet, of the
project site,
v. Reference to the current Uniform
Building Code (i.e., UBC and date of
current adopted version),
vi. Proposed use of each building
(if multi-family, the number of dwell-
ing units),
vii. UBC occupancy group designa-
tion,
viii. UBC type of construction of all
buildings,
ix. Allowable and proposed building
height and number of stories of new
buildings,
x. Square footage (by floor and
overall total) of each individual build-
ing and/of use,
xi. Total square footage of all build-
ings (footprint of each building),
xii. Allowable area calculation,
xiii. Occupancy load (maximum ca-
pacity) of each building,
xiv. Percentage of lot coverage,
xv. Square footage of all landscap-
ing (total, parking lot, and wildlife
habitat),
xvi. Seismic zone of the project site
(e.g., Zone 3),
xvii. Floor, roof, and wind design
loads,
xviii. Identity of special inspection
agency selected by the owner to per-
form special inspections,
xix. Building setbacks required by
Code,
xx. Proposed building setbacks,
xxi. Parking analysis, including:
• Number of stalls required, by
use; number of stalls provided,
by use,
• Sizes of stalls and angles,
• Location and number of handi-
cap stalls, compact, employee
and/or guest parking stalls,
• Location and size of curb cuts,
• Traffic flow within the parking,
loading, and maneuvering areas
and ingress and egress,
• Location of wheel stops,
• Loading space,
• Stacking space, and
• Square footage of interior park-
ing lot landscaping.
Site Plan, Shoreline: A single fully dimen-
sioned plan sheet drawn at a scale of one
inch equals twenty feet (1″ = 20′) (or other
scale approved by the Development Services
Division Director) clearly indicating the infor-
mation requested by the “Site Plan, Land
Use” with the following additional information:
a. Ordinary high water mark, existing
and proposed,
b. Name of water body.
Site Plan, Sign: A twenty four inch by thirty
six inch (24″ x 36″) plan drawn at a scale of
one inch equals twenty feet (1″ = 20′) or one
inch equals forty feet (1″ = 40′) (or other size
plan sheet or scale approved by the Building
Official) clearly indicating the following:
4-8-120D
8 - 61 (Revised 6/05)
a. Scale and north arrow,
b. Location, identification and dimen-
sions of all buildings, property lines, ex-
isting and proposed signs, streets, alleys
and easements, and the setbacks from
property lines and easements,
c. Location and dimensions of off-street
parking layouts and driveways,
d. Location and dimensions of the land-
scaped areas,
e. General notes addressing the follow-
ing (may be listed on cover sheet):
i. Note if any proposed signage will
flash or be animated,
ii. Name, address and telephone
number of owner and agent(s),
iii. Zoning of the project site,
iv. Street frontage(s) (in feet) for the
site or, for multiple tenants building,
indicate frontage of individual tenant
space,
v. Type (e.g., freestanding, wall,
etc.), size and number of all existing
signs,
vi. Type, size and number of all pro-
posed signs,
vii. Reference to the current Uni-
form Sign Code (USC and year of
current adopted version), and
viii. Wind design loads.
Site Plan, Single Family/Duplex: An eight
and one-half inch by eleven inch (8-1/2″ x
11 ″) plan drawn at a scale of one inch to
twenty feet (1″ to 20′) or one inch to forty feet
(1″ to 40′) (or other size plan sheet or scale
approved by the Building Official) clearly indi-
cating the following:
a. Legal description,
b. Explanation of scope of work,
c. Existing and proposed construction
labeled and differentiated by pattern or
line type,
d. Dimensions of all property lines and
all building setbacks to property lines,
e. Dimensions and labels for all streets,
alleys, and/or easements,
f. Lot size in square feet,
g. Location and footprint size in square
feet of all existing and proposed struc-
tures on property including decks, car-
ports, storage sheds, and garages,
h. Location and dimensions of ap-
proaches, driveways and public side-
walks,
i. Elevation at property corners and
contour lines at two foot (2′) height inter-
vals, showing proximity to steep slopes,
j. Finished floor elevation for properties
located within a flood zone,
k. The location, height and length of re-
taining walls, rockeries, etc.,
l. Location and distance in feet of near-
est fire hydrant to structure, and
m. Location of any pool/spa and set-
back dimensions to property lines and
the location of the required six foot (6′)
fence.
Siting Process Report for Use Permits for
Secure Community Treatment Facility
(SCTF): A narrative report describing the pro-
cess used to evaluate alternative sites for the
proposed SCTF activity and the basis for the
recommendation to locate the facility at the
recommended site. A minimum of three alter-
native sites shall be addressed. (Ord. 4982,
12-9-2002)
Source Statement, Fill Material, Aquifer
Protection Area: A source statement provid-
ing the following information:
a. The source location of imported fill;
4-8-120D
(Revised 6/05)8 - 62
b. Previous land uses of the source lo-
cation;
c. Whether or not earth materials to be
removed from the source location are na-
tive, undisturbed soil;
d. Whether or not the source location
appears on government lists of contami-
nated sites including those developed
pursuant to the State Model Toxics Con-
trol Act and the Federal Comprehensive
Environmental Response, Compensa-
tion, and Liability Act;
e. Results of sampling and analysis
pursuant to RMC 4-4-060L4g, Fill Mate-
rial, Sample and Analysis Procedures;
and
f. Whether or not imported fill meets fill
quality standards described in RMC
4-4-060L4a, Fill Material, Construction,
Demolition and Land Clearing Waste
Prohibited, and RMC 4-4-060L4b, Fill
Material, Cleanliness of Fill Material.
(Ord. 4851, 8-7-2000)
Special Inspection: A building inspection as
required to property lines and the location of
the required six foot (6′) fence.
Stream and Lake Data: Repealed by Ord.
5137. (Ord. 4835, 3-27-2000; Amd. Ord.
4963, 5-13-2002)
Stream or Lake Mitigation Plan: The mitiga-
tion plan must ensure compensation for un-
avoidable significant adverse impacts that
result from the chosen development alterna-
tive or from a violation as identified in the im-
pact evaluation. A mitigation plan must
include:
a. Site Map: Site map(s) indicating, at a
scale no smaller than one inch equals
twenty feet (1′′ = 20′) (unless otherwise
approved by the Development Services
Director):
i. The entire parcel of land owned
by the applicant, including one hun-
dred feet (100′) of the abutting par-
cels through which the water
body(ies) flow(s);
ii. The ordinary high water mark
(OHWM) determined in the field by a
qualified biologist pursuant to RMC
4-3-050L1b (the OHWM must also
be flagged in the field);
iii. Stream classification, as re-
corded in the City of Renton Water
Class Map in RMC 4-3-050Q4 or
RMC 4-3-090 or as determined
through a supplemental stream or
lake study approved by the Adminis-
trator;
iv. Topography of the site and abut-
ting lands in relation to the stream(s)
and its/their buffer(s) at contour inter-
vals of two feet (2′) where slopes are
less than ten percent (10%), and of
five feet (5′) where slopes are ten
percent (10%) or greater;
v. One hundred (100) year flood-
plain and floodway boundaries, in-
cluding one hundred feet (100′) of
the abutting parcels through which
the water body(ies) flow(s);
vi. Site drainage patterns, using ar-
rows to indicate the direction of major
drainage flow;
vii. Top view and typical cross-sec-
tion views of the stream or lake bed,
banks, and buffers to scale;
viii. The vegetative cover of the en-
tire site, including the stream or lake,
banks, riparian area, and/or abutting
wetland areas, extending one hun-
dred feet (100′) upstream and down-
stream from the property line.
Include position, species, and size of
all trees at least ten inches (10′′) av-
erage diameter that are within one
hundred feet (100′) of the OHWM;
ix. The location, width, depth, and
length of all existing and proposed
structures, roads, stormwater man-
agement facilities, wastewater treat-
ment and installations in relation to
the stream/lake and its/their
buffer(s); and
4-8-120D
8 - 63 (Revised 6/05)
x. Location of site access, ingress
and egress;
xi. Indication of where proposed
mitigation or remediation measures
will take place on the site;
xii. Separate indication of areas
where revegetation is to take place
and areas where vegetation is antici-
pated to be removed; and
xiii. Any other areas of impact with
clear indication of type and extent of
impact indicated on site plan.
b. Mitigation narrative that includes the
following elements:
i. Description of existing conditions
on the site and associated water re-
source (baseline information);
ii. Resource(s) and functional val-
ues to be restored, created, or en-
hanced on the mitigation site(s);
iii. Documentation of coordination
with appropriate local, regional, spe-
cial district, state, and federal regula-
tory agencies;
iv. Construction schedule;
v. Operations and maintenance
practices for protection and mainte-
nance of the site;
vi. Environmental goals, objectives,
and performance standards to be
achieved by mitigation;
vii. Monitoring and evaluation pro-
cedures, including minimum monitor-
ing standards and timelines (i.e.,
annual, semi-annual, quarterly);
viii. Contingency plan with remedial
actions for unsuccessful mitigation;
ix. Cost estimates for implementa-
tion of mitigation plan for purposes of
calculating surety device;
x. Discussion of compliance with
criteria or conditions allowing for the
proposed stream/lake alteration or
buffer reduction or buffer averaging,
and a discussion of conformity to ap-
plicable mitigation plan approval cri-
teria; and
xi. A review of the best available
science supporting the proposed re-
quest for a reduced standard and/or
the method of impact mitigation; a
description of the report author’s ex-
perience to date in restoring or creat-
ing the type of critical area proposed;
and an analysis of the likelihood of
success of the compensation project.
(Ord. 5137, 4-25-2005)
Stream or Lake Study, Standard: A report
shall be prepared by a qualified biologist, un-
less otherwise determined by the Administra-
tor, and include the following information:
a. Site Map: Site map(s) indicating, at a
scale no smaller than one inch equals
twenty feet (1′′ = 20′) (unless otherwise
approved by the Development Services
Director):
i. The entire parcel of land owned
by the applicant, including one hun-
dred feet (100′) of the abutting par-
cels through which the water
body(ies) flow(s);
ii. The ordinary high water mark
(OHWM) determined in the field by a
qualified biologist pursuant to RMC
4-3-050L1b (the OHWM must also
be flagged in the field);
iii. Stream classification, as re-
corded in the City of Renton Water
Class Map in RMC 4-3-050Q4 or
RMC 4-3-090 (if unclassified, see
“Supplemental Stream or Lake
Study” below);
iv. Topography of the site and abut-
ting lands in relation to the stream(s)
and its/their buffer(s) at contour inter-
vals of two feet (2′) where slopes are
less than ten percent (10%), and of
five feet (5′) where slopes are ten
percent (10%) or greater;
4-8-120D
(Revised 6/05)8 - 64
v. One hundred (100) year flood-
plain and floodway boundaries, in-
cluding one hundred feet (100′) of
the abutting parcels through which
the water body(ies) flow(s);
vi. Site drainage patterns, using ar-
rows to indicate the direction of major
drainage flow;
vii. Top view and typical cross-sec-
tion views of the stream or lake bed,
banks, and buffers to scale;
viii. The vegetative cover of the en-
tire site, including the stream or lake,
banks, riparian area, and/or abutting
wetland areas, extending one hun-
dred feet (100′) upstream and down-
stream from the property line.
Include position, species, and size of
all trees at least ten inches (10′′) av-
erage diameter that are within one
hundred feet (100′) of the OHWM;
ix. The location, width, depth, and
length of all existing and proposed
structures, roads, stormwater man-
agement facilities, wastewater treat-
ment and installations in relation to
the stream/lake and its/their
buffer(s); and
x. Location of site access, ingress
and egress.
b. Grading Plan: A grading plan pre-
pared in accordance with RMC
4-8-120D7, and showing contour inter-
vals of two feet (2′) where slopes are less
than ten percent (10%), and of five feet
(5′) where slopes are ten percent (10%)
or greater.
c. Stream or Lake Assessment Nar-
rative: A narrative report shall be pre-
pared to accompany the site plan which
describes:
i. The stream or lake classification
as recorded in the City of Renton Wa-
ter Class Map in RMC 4-3-050Q4 or
RMC 4-3-090;
ii. The vegetative cover of the site,
including the stream or lake, banks,
riparian area, wetland areas, and
flood hazard areas extending one
hundred feet (100′) upstream and
downstream from the property line;
iii. The ecological functions cur-
rently provided by the stream/lake
and existing riparian area;
iv. Observed or reported fish and
wildlife that make use of the area in-
cluding, but not limited to, salmonids,
mammals, and bird nesting, breed-
ing, and feeding/foraging areas; and
v. Measures to protect trees, as de-
fined per RMC 4-11-200, and vegeta-
tion. (Ord. 5137, 4-25-2005)
Stream or Lake Study, Supplemental: The
application shall include the following infor-
mation:
a. Unclassified Stream Assessment: If
the site contains an unclassified stream,
a qualified biologist shall provide a pro-
posed classification of the stream(s)
based on RMC 4-3-050L1 and a rationale
for the proposed rating.
b. Alterations to Stream/Lake and/or
Buffer(s): A supplemental report pre-
pared by a qualified biologist shall evalu-
ate alternative methods of developing the
property using the following criteria for
justification:
i. Avoid any disturbances to the
stream, lake or buffer;
ii. Minimize any stream, lake or
buffer impacts;
iii. Compensate for any stream,
lake or buffer impacts;
iv. Restore any stream, lake or
buffer area impacted or lost tempo-
rarily;
v. Enhance degraded stream or
lake habitat to compensate for lost
functions and values.
4-8-120D
8 - 65 (Revised 11/07)
c. Impact Evaluation:
i. An impact evaluation for any un-
avoidable impacts prepared by a
qualified biologist, to include:
(a) Identification, by character-
istics and quantity, of the re-
sources (stream, lake) and
corresponding functional values
found on the site;
(b) Evaluation of alternative lo-
cations, design modifications, or
alternative methods of develop-
ment to determine which op-
tion(s) reduce(s) the impacts on
the identified resource(s) and
functional values of the site;
(c) Determination of the alter-
native that best meets the appli-
cable approval criteria and
identify significant detrimental
impacts that are unavoidable;
(d) To the extent that the site
resources and functional values
are part of a larger natural sys-
tem such as a watershed, the
evaluation must also consider
the cumulative impacts on that
system;
ii. For a violation, the impact evalu-
ation must also include:
(a) Description, by characteris-
tics and quantity, of the re-
source(s) and functional values
on the site prior to the violations;
and
(b) Determination of the impact
of the violation on the re-
source(s) and functional values.
(Ord. 5137, 4-25-2005)
Street Lighting Plan: Drawing showing the
proposed lighting system, including luminar-
ies, junction boxes, electric wiring, and wiring
diagrams using the same scale as the utility
plans (or as approved by the Development
Services Division Plan Review Supervisor)
and conforming to the City of Renton Drafting
Standards and the City of Renton Street Light
Standards.
Structural Calculations: An analysis of
loads, materials, etc., prepared and stamped
by a State of Washington licensed profes-
sional engineer.
Structural Plans: Twenty four inch by thirty
six inch (24" x 36") plans prepared and
stamped by a State of Washington licensed
professional engineer drawn at a scale of
one-eighth inch equals one foot (1/8" = 1') (or
other size or scale approved by the Building
Official) clearly indicating the information re-
quired by the “Permits” section of the cur-
rently adopted Uniform Building Code and
chapter 19.27 RCW (State Building Code Act,
Statewide amendments), including, but not
limited to, the following:
a. Structural members labeled as to
size and spacing as well as bracing,
blocking, bridging, special connectors,
and anchor bolts,
b. Cross-section details, as needed, to
show typical foundation, floor, wall, ceil-
ing and roof construction; insulation of
walls, floors and roof/ceiling, and
c. Details of stairs, fireplaces and spe-
cial construction, if any.
Survey: A sketch showing all distances, an-
gles and calculations required to determine
corners and distances of the plat shall ac-
company this data. The allowable error of clo-
sure shall not exceed one foot (1') in ten
thousand feet (10,000') per City surveying
standards. Shall be accompanied by a com-
plete survey of the section or sections in
which the plat or replat is located, or as much
thereof as may be necessary to properly ori-
ent the plat within such section or sections.
The plat and section survey shall be submit-
ted with complete field and computation
notes showing the original or re-established
corners with descriptions of the same and the
actual traverse showing error of closure and
method of balancing.
20. Definitions T:
Topography Map: A map showing the exist-
ing land contours using vertical intervals of
4-8-120D
(Revised 11/07)8 - 66
not more than five feet (5'). For any existing
buildings the map shall show the finished
floor elevations of each floor of the building.
Traffic Study: A report prepared by a State of
Washington licensed engineer containing the
elements and information identified in the City
of Renton “Policy Guidelines for Traffic Im-
pact Analysis of New Development” in suffi-
cient detail to define potential problems
related to the proposed development and
identify the improvements necessary to ac-
commodate the development in a safe and
efficient manner.
Tree Retention/Land Clearing (Tree Inven-
tory) Plan: A completed tree retention work-
sheet accompanied by a full dimensional
plan, drawn by a professional arborist, land-
scape architect, or other similarly qualified
professional, based on finished grade, drawn
at the same scale as the project site plan with
the northern property line at the top of the pa-
per clearly showing the following:
a. All property boundaries and adjacent
streets,
b. Location of all areas proposed to be
cleared,
c. Species and sizes of vegetation to be re-
moved, altered or retained and the bound-
aries and predominant species of stands of
trees consisting of five (5) or more trees. This
requirement applies only to trees six inch (6")
caliper and larger, fifty four inches (54")
above grade, and the location, size and spe-
cies of all protected trees on the site,
d. Future building sites and drip lines of any
trees which will overhang/overlap a construc-
tion line,
e. Location and dimensions of rights-of-
way, utility lines, fire hydrants, street lighting,
and easements,
f. Where the drip line of a tree overlaps an
area where construction activities will occur,
this shall be indicated on the plan,
g. For allowed activities, including allowed
exemptions, modifications, and variances,
show all trees proposed to be removed in pri-
ority tree retention areas: slopes twenty five
percent (25%) to thirty nine percent (39%),
high or very high landslide hazard areas, and
high erosion hazard areas,
h. Show trees to be removed in protected
critical areas: wetlands, Shorelines of the
State, streams and lakes, floodways, flood-
plain slopes forty percent (40%) or greater,
very high landslide hazard areas, and critical
habitat if the activity is exempt or allowed by
the critical areas regulations in RMC
4-3-050C5, Specific Exemptions,
i. Show all trees to be retained in critical
area buffers, and
j. In all other areas of the site, trees to be re-
moved may be indicated generally with clear-
ing limit lines except for protected trees. The
location, size, and species of all protected
trees on a site shall be shown. The plan shall
also show the planned replacement trees in
accordance with RMC 4-4-130H1e and any
planned replanting areas in accordance with
RMC 4-4-130H1f. (Ord. 5304, 9-17-2007)
21. Definitions U:
Urban Design Regulations Review Packet:
A set of submission materials required for
projects subject to the Urban Design Regula-
tions in RMC 4-3-100:
a. Site plan, land use review;
b. Elevations, architectural;
c. Floor plans general;
d. Narrative outlining how the appli-
cant’s proposal addresses the City’s Ur-
ban Design Regulations. (Ord. 4821,
12-20-1999; Amd. Ord. 5028,
11-24-2003; Ord. 5286, 5-14-2007)
Utilities Construction Plans: Plans pre-
pared by a State of Washington licensed civil
engineer as stipulated by the document “City
of Renton Drafting Standards.”
Utilities Plan, Generalized: A plan drawn on
twenty two inch by thirty four inch (22" x 34")
plan sheets using a graphic scale of one inch
equals twenty feet (1" = 20') (or other scale or
size approved by the Development Services
Division Plan Review Supervisor) clearly
4-8-120D
8 - 66.1 (Revised 11/07)
showing all existing (to remain) and proposed
public or private improvements to be dedi-
cated or sold to the public including, but not
limited to: curbs, gutters, sidewalks, median
islands, street trees, fire hydrants, utility
poles, refuse areas, freestanding lighting fix-
tures, utility junction boxes, public utility
transformers, etc., along the full property
frontage. The finished floor elevations for
each floor of proposed and existing (to re-
main) structures shall be shown. (Amd. Ord.
4835, 3-27-2000)
22. Definitions V:
Variance Justification: A written statement
setting forth the reasons in favor of the appli-
cation and addressing the criteria listed in
RMC 4-9-250B5 which are used by the Hear-
ing Examiner or Planning/Building/Public
Works Administrator or his/her designee
when reviewing the variance request. (Ord.
5157, 9-26-2005)
23. Definitions W:
Wetland Assessment: A wetland assess-
ment includes the following:
a. A description of the project and maps
at a scale no smaller than one inch
equals two hundred feet (1" = 200') show-
ing the entire parcel of land owned by the
applicant and the wetland boundary sur-
veyed by a qualified wetlands ecologist,
and pursuant to RMC 4-3-050M3;
b. A description of the vegetative cover
of the wetland and adjacent area includ-
ing identification of the dominant plant
and animal species;
(Revised 11/07)8 - 66.2
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4-8-120D
8 - 67 (Revised 6/05)
c. A site plan for the proposed activity at
a scale no smaller than one inch equals
two hundred feet (1″ = 200′) showing the
location, width, depth and length of all ex-
isting and proposed structures, roads,
stormwater management facilities, sew-
age treatment and installations within the
wetland and its buffer;
d. The exact locations and specifica-
tions for all activities associated with site
development including the type, extent
and method of operations;
e. Elevations of the site and adjacent
lands within the wetland and its buffer at
contour intervals of no greater than five
feet (5′) or at a contour interval appropri-
ate to the site topography and acceptable
to the City;
f. Top view and typical cross-section
views of the wetland and its buffer to
scale;
g. The purposes of the project and, if a
wetland alteration or a buffer reduction or
averaging proposal is being requested,
an explanation of how applicable review
criteria are met;
h. If wetland mitigation is proposed, a
mitigation plan which includes baseline
information, an identification of direct and
indirect impacts of the project to the wet-
land area and wetland functions, environ-
mental goals and objectives, perfor-
mance standards, construction plans, a
monitoring program and a contingency
plan.
i. Alternative Methods of Develop-
ment: If wetland changes are proposed,
the applicant shall evaluate alternative
methods of developing the property using
the following criteria in this order:
• Avoid any disturbances to the
wetland or buffer;
• Minimize any wetland or buffer
impacts;
• Compensate for any wetland or
buffer impacts;
• Restore any wetlands or buffer
impacted or lost temporarily;
• Create new wetlands and buffers
for those lost; and
• In addition to restoring a wetland
or creating a wetland, enhance
an existing degraded wetland to
compensate for lost functions
and values.
This evaluation shall be submitted to the
Department Administrator. Any proposed
alteration of wetlands shall be evaluated
by the Department Administrator using
the above hierarchy.
j. Such other information as may be
needed by the City, including but not lim-
ited to an assessment of wetland func-
tional characteristics, including a
discussion of the methodology used; a
study of hazards if present on site, the ef-
fect of any protective measures that
might be taken to reduce such hazards;
and any other information deemed nec-
essary to verify compliance with the pro-
visions of this Section. (Ord. 4587,
3-18-1996; Amd. Ord. 4835, 3-27-2000;
Ord. 5137, 4-25-2005)
Wetland Mitigation Plan – Final: A final wet-
land mitigation plan shall include:
a. Baseline Information: A written as-
sessment and accompanying maps of
the impacted wetland including, at a min-
imum, a wetland delineation by a quali-
fied wetland specialist; existing wetland
acreage; vegetative, faunal and hydro-
logic characteristics; an identification of
direct and indirect impacts of the project
to the wetland area and wetland func-
tions; soil and substrata conditions; topo-
graphic elevations and compensation
site. If the mitigation site is different from
the impacted wetland site, the assess-
ment should include at a minimum: exist-
ing acreage; vegetative, faunal and
hydrologic conditions; relationship within
the watershed and to existing water bod-
ies; soil and substrata conditions; topo-
graphic elevations; existing and
proposed adjacent site conditions; buff-
ers; and ownership.
4-8-120D
(Revised 6/05)8 - 68
b. Environmental Goals and Objec-
tives: A written report by a qualified wet-
land specialist shall be provided
identifying goals and objectives of the
mitigation plan and describing:
i. The purposes of the compensa-
tion measures including a description
of site selection criteria; identification
of compensation goals; identification
of target evaluation species and re-
source functions; dates for beginning
and completion; and a complete de-
scription of the structure and func-
tional relationships sought in the new
wetland. The goals and objectives
shall be related to the functions and
values of the original wetland or, if
out-of-kind, the type of wetland to be
emulated; and
ii. A review of the best available sci-
ence and report author’s experience
to date in restoring or creating the
type of wetland proposed shall be
provided. An analysis of the likeli-
hood of success of the compensation
project at duplicating the original wet-
land shall be provided based on the
experiences of comparable projects,
preferably those in the same drain-
age basins, if any. An analysis of the
likelihood of persistence of the cre-
ated or restored wetland shall be pro-
vided based on such factors as
surface and ground water supply and
flow patterns; dynamics of the wet-
land ecosystem; sediment or pollut-
ant influx and/or erosion, periodic
flooding and drought, etc.; presence
of invasive flora or fauna; potential
human or animal disturbance; and
previous comparable projects, if any.
c. Performance Standards: Specific
criteria shall be provided for evaluating
whether or not the goals and objectives
of the project are achieved and for begin-
ning remedial action or contingency mea-
sures. Such criteria may include water
quality standards, survival rates of
planted vegetation, species abundance
and diversity targets, habitat diversity in-
dices, or other ecological, geological or
hydrological criteria. These criteria will be
evaluated and reported pursuant to sub-
section (e) of this definition, Monitoring
Program. An assessment of the project’s
success in achieving the goals and ob-
jectives of the mitigation plan should be
included along with an evaluation of the
need for remedial action or contingency
measures.
d. Detailed Techniques and Plans:
Written specifications and descriptions of
compensation techniques shall be pro-
vided including the proposed construc-
tion sequence, grading and excavation
details; erosion and sediment control fea-
tures needed for wetland construction
and long-term survival; a planting plan
specifying plant species, quantities, loca-
tions, size, spacing, and density; source
of plant materials, propagates, or seeds;
water and nutrient requirements for plant-
ing; where appropriate, measures to pro-
tect plants from predation; specification
of substrata stockpiling techniques and
planting instructions; descriptions of wa-
ter control structures and water level
maintenance practices needed to
achieve the necessary hydroperiod char-
acteristics; etc. These written specifica-
tions shall be accompanied by detailed
site diagrams, scaled cross-sectional
drawings, topographic maps showing
slope percentage and final grade eleva-
tions, and any other drawings appropri-
ate to show construction techniques or
anticipated final outcome. The plan shall
provide for elevations which are appropri-
ate for the desired habitat type(s) and
which provide sufficient hydrologic data.
The City may request such other informa-
tion as needed to determine the ade-
quacy of a mitigation plan.
e. Monitoring Program: A program
outlining the approach for monitoring
construction and development of the
compensation project and for assessing
a completed project shall be provided in
the mitigation plan. Monitoring may in-
clude, but is not limited to:
i. Establishing vegetation plots to
track changes in plant species com-
position and density over time;
ii. Using photo stations to evaluate
vegetation community response;
4-8-120D
8 - 69 (Revised 6/05)
iii. Sampling surface and subsur-
face waters to determine pollutant
loading, and changes from the natu-
ral variability of background condi-
tions (pH, nutrients, heavy metals);
iv. Measuring base flow rates and
storm water runoff to model and eval-
uate hydrologic and water quality
predictions;
v. Measuring sedimentation rates;
vi. Sampling fish and wildlife popu-
lations to determine habitat utiliza-
tion, species abundance and
diversity; and
vii. A description shall be included
outlining how the monitoring data will
be evaluated by agencies that are
tracking the progress of the compen-
sation project. A monitoring report
shall be submitted quarterly for the
first year and annually thereafter, and
at a minimum, should document
milestones, successes, problems,
and contingency actions of the com-
pensation project. The compensation
project shall be monitored for a pe-
riod necessary to establish that per-
formance standards have been met,
but not for a period less than five (5)
years.
f. Contingency Plan: Identification of
potential courses of action, and any cor-
rective measures to be taken when mon-
itoring or evaluation indicates project
performance standards are not being
met.
g. Permit Conditions: Any compensa-
tion project prepared for mitigation pursu-
ant to RMC 4-3-050M, Wetlands, and
approved by the City shall become part of
the application for project approval.
h. Demonstration of Competence: A
demonstration of financial resources, ad-
ministrative, supervisory, and technical
competence and scientific expertise of
sufficient standing to successfully exe-
cute the compensation project shall be
provided. A compensation project man-
ager shall be named and the qualifica-
tions of each team member involved in
preparing the mitigation plan and imple-
menting and supervising the project shall
be provided, including educational back-
ground and areas of expertise, training
and experience with comparable
projects. (Ord. 4835, 3-27-2000; Ord.
5137, 4-25-2005)
Wetland Mitigation Plan – Preliminary: A
preliminary wetland mitigation plan shall in-
clude the following:
a. A conceptual site plan demonstrating
sufficient area for replacement ratios;
b. Proposed planting scheme for cre-
ated, restored, and enhanced wetlands;
c. Written report consistent with final
wetland mitigation plan requirements re-
garding baseline information, environ-
mental goals and objectives, and
performance standards. (Ord. 4835,
3-27-2000; Ord. 5137, 4-25-2005)
WSEC Trade-Off Form: Manual of Wattsun
calculations performed to show compliance
with chapter 5 of the current adopted version
of the Washington State Residential Energy
Code requirements.
9 - i (Revised 1/08)
Chapter 9
PERMITS – SPECIFIC
CHAPTER GUIDE: This Chapter contains detailed permit process and evaluation criteria for the various
permits and requests, including, but not limited to, conditional use permits, site plan review, variances,
etc. While chapter 4-9 RMC contains the permit-specific review criteria and procedures, chapter 4-8
RMC provides general procedural, submittal, and appeal procedures. Both chapters should be re-
viewed in tandem.
This Chapter last amended by Ord. 5331, December 10, 2007.
SECTION PAGE
NUMBER NUMBER
4-9-010 ANNEXATION PROCEDURES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4-9-015 AQUIFER PROTECTION AREA PERMITS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
B.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
1. Operating Permits Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
2. Closure Permits Required in Zone 1 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
3. Reporting of Unauthorized Release of Hazardous Materials . . . . . . . . . . . 1
C.Exemptions – Operating and Closure Permits . . . . . . . . . . . . . . . . . . . . . . . . . 1
1. Pipelines, Roadways, Railroads . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
2. Cleanups, Monitoring and/or Studies under State or Federal Supervision . 1
3. Use, Storage, and Handling of Specific, Listed Hazardous Materials
That Do Not Present a Risk to the Aquifer . . . . . . . . . . . . . . . . . . . . . . . . . 1
a. Hazardous Materials That Do Not Present a Risk to the Aquifer . . . . . . 1
b. Sale of Hazardous Materials in Original, Small Containers . . . . . . . . . . 1
c. Hazardous Materials in De Minimis Amounts . . . . . . . . . . . . . . . . . . . . 2
d. Hazardous Materials Contained in Properly Operating Sealed Units . . 2
e. Residential Use, Storage, and Handling of Hazardous Materials . . . . . 2
f. Fuel Tanks and Fluid Reservoirs Attached to Motor Vehicle . . . . . . . . . 2
g. Fuel Oil . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
h. Emergency – Governmental Organization . . . . . . . . . . . . . . . . . . . . . . 2
i. Water Treatment and Water System Use . . . . . . . . . . . . . . . . . . . . . . . 2
j. Fueling of Equipment Not Licensed for Street Use . . . . . . . . . . . . . . . . 2
k. Hazardous Materials in Equipment Fuel Tanks . . . . . . . . . . . . . . . . . . . 2
l. Hazardous Materials in Aerosol Cans . . . . . . . . . . . . . . . . . . . . . . . . . . 2
m. Hazardous Materials at Specified Facilities . . . . . . . . . . . . . . . . . . . . . . 2
n. Janitorial Supplies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
o. Personal Care Products . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
D.Administration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
E.Operating Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
1. Submittal Requirements and Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
2. Operating Permit Criteria – Zones 1 and 2 . . . . . . . . . . . . . . . . . . . . . . . . . 2
a. Criteria – Zones 1 and 2 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
b. Additional Criteria – Zone 1 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2(i)
3. Operating Permits – Conditions for Zone 1 and 2 . . . . . . . . . . . . . . . . . . . 2a
a. In-House Inspection and Maintenance . . . . . . . . . . . . . . . . . . . . . . . . 2a
SECTION PAGE
NUMBER NUMBER
(Revised 1/08)9 - ii
b. Changes to Facility – Responsibility to Report . . . . . . . . . . . . . . . . . . . 2a
c. Unauthorized Release – Responsibility to Report . . . . . . . . . . . . . . . . . 2a
d. Compliance with Inspection Report . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2a
4. Effect of Operating Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2a
5. Operating Permit Renewal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2a
6. Transferability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2a
F.Closure Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2a
1. Submittal Requirements and Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2a
2. Closure Permits and Permit Conditions – Zones 1 and 2 . . . . . . . . . . . . . . 2b
a. Closure Permit Application Required for Facilities . . . . . . . . . . . . . . . . . 2b
b. No Detectable Unauthorized Releases . . . . . . . . . . . . . . . . . . . . . . . . . 2b
c. Determination of Unauthorized Release . . . . . . . . . . . . . . . . . . . . . . . . 2b
d. Completion of Facility Closure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2b
e. Time to Complete Closure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2b
G.Unauthorized Releases . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2b
1. Unauthorized Release Prohibited, Reporting Required . . . . . . . . . . . . . . . 2b
2. Unauthorized Releases from Facilities – Report Time and Content . . . . . . 2c
a. Requirement to Report within Twenty Four (24) Hours . . . . . . . . . . . . . 2c
b. Unauthorized Release Report . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2c
c. Cleanup Progress Reports . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2c
3. Monitoring Results . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2c
a. Detection and Prevention of Further Contamination . . . . . . . . . . . . . . . 2c
b. Owners Proving Nonresponsible . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2c
c. Remedy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2c
d. Additional Federal, State, and Local Laws . . . . . . . . . . . . . . . . . . . . . . 2d
H.Permit Suspension or Revocation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2d
1. Operating Permit Suspension . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2d
2. Operating Permit Reinstatement After Suspension . . . . . . . . . . . . . . . . . . . 2d
3. Operating Permit Revocation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2d
4. Application for Closure Permit Following Operating Permit Revocation . . . 2d
5. Application for Operating Permit Following Revocation . . . . . . . . . . . . . . . 2e
I.Appeal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2e
4-9-020 COMPREHENSIVE PLAN ADOPTION AND AMENDMENT PROCESS . . . 2e
A.Purpose (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2e
B.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2e
1. Exemptions (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2e
C.Authority (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2e
D.Timing for Amendments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2e
E.Submittal Requirements and Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.1
F.Public Notice and Comment Period (Reserved) . . . . . . . . . . . . . . . . . . . . . . . 2.1
G.Review Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.1
H.Review Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.1
1. Preapplication Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.1
2. Review of Formal Applications for Comprehensive Plan Amendments . . 2.1
I. Final Plan Action . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.1
J.Concurrent Review of Rezone Proposals . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.1
K.Periodic City Review of Plan Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.1
SECTION PAGE
NUMBER NUMBER
9 - iii (Revised 1/08)
4-9-025 TITLE 4 DEVELOPMENT REGULATION REVISION PROCESS . . . . . . . . 2.2
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.2
B. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.2
C. Exemption . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.2
D. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.2
E. Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.2
F. Submittal Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.3
G. Public Notice and Comment Period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.3
4-9-030 CONDITIONAL USE PERMITS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.3
A.Purpose of Conditional Use Permit and When Required . . . . . . . . . . . . . . . . 2.3
1. Exemptions from Permit Requirements (Reserved) . . . . . . . . . . . . . . . . . 2.3
B.Who May Apply . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.3
C.City Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.3
D.Applicant’s Responsibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.3
E.Submittal Requirements and Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.3
F.Public Notice and Comment Period Required Prior to
Administrative Decisions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.3
G.Decision Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.3
1. Comprehensive Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.3
2. Community Need . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.3
3. Effect on Adjacent Properties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.3
a. Lot Coverage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.3
b. Yards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.4
c. Height . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.4
4. Compatibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.4
5. Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.4
6. Traffic . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2.4
7. Noise, Glare . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
8. Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
9. Accessory Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
10. Conversion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
11. Public Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
H.Additional Decision Criteria for Kennels . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
1. Decision Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
2. Waiting Period Following Revocation or Refusal to Renew . . . . . . . . . . . . 3
I. Additional Decision Criteria for Secure Community Transition Facilities . . . . . . 3
J.Special Decision Criteria for Wireless Communication Facilities in Lieu of
Standard Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
K.Special Decision Criteria for Stand Alone Residential Uses in the NE 4th,
Sunset, or Puget Business Districts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
L.Decision and Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.1
M.Conditional Use Permit to Be Combined with Site Plan Review . . . . . . . . . . . 4.1
N.Finalization (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.1
O.Expiration and Extension . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.1
P.Modifications to Approved Plan (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . 4.1
4-9-040 CONDOMINIUM CONVERSIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.1
A.Purpose (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.1
SECTION PAGE
NUMBER NUMBER
(Revised 1/08)9 - iv
B.Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.1
C.Applicability to Conversion of Rental Units to Condominiums
and Cooperatives . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.1
1. Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4.1
D.Applicability to Tenants Occupying Rental Units . . . . . . . . . . . . . . . . . . . . . . . 4.1
E.Tenant Protections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
1. Notice to Tenants of Filing of Conversion Declaration . . . . . . . . . . . . . . . . . 5
2. Notice to All Tenants Prior to Offering Any Unit for Sale to the Public
as a Condominium or Cooperative Unit . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
3. Purchase Rights of Tenant in Possession . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
4. Purchase Rights of Tenants Whose Units are Offered for Sale Prior
to Effective Date of Section . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
5. Subtenant’s Purchase Rights . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
6. Rights of Tenants in Converted Buildings to Purchase Other Units
in the Buildings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
7. No Subsequent Sale on Better Terms . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
8. Evictions Only for Good Cause During Notice Period . . . . . . . . . . . . . . . . . . 6
9. Tenant’s Right to Vacate . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
F.Consumer Protections . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
1. Mandatory Housing Code Inspection and Repair – Notice to Buyers
and Tenants . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
2. Certification of Repairs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
3. Disclosure Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
4. Warranty of Repairs – Set Aside for Repairs . . . . . . . . . . . . . . . . . . . . . . . . 7
5. Unlawful Representations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
6. Purchaser’s Right to Rescind . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
7. Delivery of Notice and Other Documents . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
8. Acceptance of Offers . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
G.Complaints . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
H.Council Waiver of Requirements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
I.Violations of This Chapter and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
4-9-050 DANGEROUS BUILDINGS – ABATEMENT OF . . . . . . . . . . . . . . . . . . . . . . . . 8
A.Adoption by Reference . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
B.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
C.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
D.Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
1. Authority and Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
2. Public Hearing Attendance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
3. Examiner Findings and Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
4. Recording of Order . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
E.Violations of This Chapter and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
4-9-060 DEFERRAL OF IMPROVEMENT INSTALLATION PROCEDURES . . . . . . . 9
A.Purpose (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
B.Temporary (Ninety (90) Day) Occupancy Permits in Advance of
Improvement Installation – Building Official Deferral of Off- and
On-Site Improvements for Other Than Plats . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
1. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
2. Decision Criteria (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
SECTION PAGE
NUMBER NUMBER
9 - v (Revised 3/06)
3. Security Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
4. Expiration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
5. Extension of Temporary Occupancy Permit Up to One Hundred
Eighty (180) Days . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
C.Planning/Building/Public Works Administrator’s Deferral of Plat Improvements
or Deferral of Other On- and Off-Site Improvements Beyond Temporary
Occupancy Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
1. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
2. Decision Criteria (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
3. Security Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
4. Plans for Improvements Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
5. Waiver of Requirement for Plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
6. Expiration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
7. Extension of Time Limit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
8. Acceptable Security . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
9. Fee in Lieu of Required Street Improvements . . . . . . . . . . . . . . . . . . . . . . 10
a. General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
b. Authority To Grant and Duration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
c. Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
d. Amount of Payment of Fee in Lieu of Street Improvements . . . . . . . . . 11
e. Use of Funds . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
f. No Further Obligation from the Property . . . . . . . . . . . . . . . . . . . . . . . . 11
10. (Repealed) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
11. Security Requirement Binding . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
12. Record of Deferral . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
13. Transfer of Responsibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
14. Administrative Approval Required Prior to Transfer of Responsibility . . . . 12
15. Proceeding Against Security . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
4-9-065 DENSITY BONUS REVIEW . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
B. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
C. Review Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
1. Concurrent Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
2. Reviewing Official . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
3. Submittal Requirements and Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
D. Bonus Allowances and Review Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.1
4-9-070 ENVIRONMENTAL REVIEW PROCEDURES . . . . . . . . . . . . . . . . . . . . . . 12.4b
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.4b
B.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.4b
1. Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.4b
C.Interpretation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.4b
D.General State Requirements – Adoption by Reference . . . . . . . . . . . . . . . 12.4b
E.Authority for This Section . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.5
F.Lead Agency Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.5
1. Adoption by Reference . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.5
2. Determination of Lead Agency . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12.5
3. Lead Agency Agreements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
SECTION PAGE
NUMBER NUMBER
(Revised 3/06)9 - vi
4. Effect of Other Agency’s Threshold Determinations on City Project
Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
5. City Objections to Determinations of Other Lead Agency . . . . . . . . . . . . . . 13
G.SEPA Responsible Official Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
1. Official Designated . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
2. Duties of Responsible Official . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
3. Consultation Requests . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
H.Other Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
1. Hydraulic Projects . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
2. Successor Agencies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
I.Categorical Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
1. Adoption by Reference . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
2. Local Modifications to State Categorical Exemptions . . . . . . . . . . . . . . . . . 14
3. Exemption Decision Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
4. Proposal Description . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
5. Review Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
6. Proposals Which Include Exempt and Nonexempt Actions . . . . . . . . . . . . 14
a. Ineligible for Exemption . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
b. Denial Authorized . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
7. Timing for Decisions Relating to Categorical Exemptions . . . . . . . . . . . . . . 15
8. Effect of Exemption . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
J.Environmentally Sensitive Areas/Inapplicable Exemptions . . . . . . . . . . . . . . . . 15
1. Maps Depicting Environmentally Critical Areas and Critical Area
Designation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
a. Maps Adopted by Reference . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
b. Critical Areas Designated . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
2. Inapplicable State Environmental Policy Act (SEPA) Exemptions . . . . . . . 15
a. General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
b. Environmentally Critical Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
c. Wetlands . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
3. Threshold Determinations for Proposals Located within Environmentally
Sensitive Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
K.Environmental Checklist . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
1. When Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
2. Use of Checklist to Determine Lead Agency and Threshold
Determination . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
3. Checklist Preparation Process for Private Proposals . . . . . . . . . . . . . . . . . 16
4. Checklist Preparation Process for City Proposals . . . . . . . . . . . . . . . . . . . . 16
5. Optional Environmental Review Prior to Preparation of Detailed Plans
and Specifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
L.Threshold Determination Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
1. Adoption by Reference . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
2. Identification of Impacts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
3. Time Limits for Issuing Threshold Determinations . . . . . . . . . . . . . . . . . . . 16
a. Threshold Determinations When No Additional Information Is
Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
b. Threshold Determinations When Additional Information Is Required . . 16
SECTION PAGE
NUMBER NUMBER
9 - vi.1 (Revised 3/06)
c. Threshold Determinations When Applicant Recommends
Preparation of an Environmental Impact Statement . . . . . . . . . . . . . . 17
4. Written Notice to Applicant When Requested . . . . . . . . . . . . . . . . . . . . . . 17
5. Mitigated DNS Authorized . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
6. Decision to Be Based Upon Applicant’s Changed Proposal . . . . . . . . . . . 17
7. DNS Authorized . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
8. DNS or DS Authorized . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
9. Required Level of Specificity for Proposed Mitigation Measures . . . . . . . 17
10. Incorporation of Mitigation Measures into DNS . . . . . . . . . . . . . . . . . . . . . 17
(Revised 3/06)9 - vi.2
This page left intentionally blank.
SECTION PAGE
NUMBER NUMBER
9 - vii (Revised 12/05)
11. Public Comment and Notice Period for Mitigated DNS . . . . . . . . . . . . . . . 17
12. DNS Required to Accompany Staff Recommendation . . . . . . . . . . . . . . . 17
13. Effect and Enforcement of Mitigation Measures . . . . . . . . . . . . . . . . . . . . 17
14. Effect of MDNS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
15. Request for Early Notice – Likelihood of Determination of
Significance (DS) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
a. Timing for Request . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
b. Timing for City Response . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
M.Environmental Impact Statements (EIS) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
1. Purposes of This Section . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
2. Adoption by Reference . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18
3. Final EIS Required to Accompany Staff Recommendation . . . . . . . . . . . . 18
4. Responsibility of Environmental Review Committee . . . . . . . . . . . . . . . . . 18
5. Responsibility for Preparation of Environmental Impact Statement . . . . . 18
6. Information Required of Applicant . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
7. Environmental Review Committee Not Required to Consider Inadequate
Information . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
8. Additional Elements to Be Covered in an EIS . . . . . . . . . . . . . . . . . . . . . . 19
N.Reconsiderations (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
O.SEPA Substantive Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
1. Adoption by Reference . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
2. Basis for Substantive Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
3. Policies and Goals of This Section Supplemental . . . . . . . . . . . . . . . . . . . 20
4. Authority to Attach Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
5. Denial Authorized . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
6. Environmental Review Committee Recommendations to Decision
Maker Where an FEIS Has Been Prepared or DNS Issued . . . . . . . . . . . 20
7. Action of Decision Maker – Approval, Denial, Conditions and
Environmental Review Committee Reconsideration . . . . . . . . . . . . . . . . . 21
P.Using Existing Environmental Documents . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
1. Purpose of This Part . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
2. Adoption by Reference . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
Q.Public Notice and Commenting Requirements . . . . . . . . . . . . . . . . . . . . . . . . 21
1. Purpose of This Part . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
2. Adoption by Reference . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
3. Threshold Determinations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
4. Public Notice Requirements for Draft and Supplemental Environmental
Impact Statements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
5. Consolidation of Public Notice . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
6. Responsibility of Cost for Public Notice . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
7. Notice of Action . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
8. Responsibility for Notice . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
9. Form of Notice . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
10. Facsimile Filings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
11. Record Retention . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
R.Definitions and Interpretation of Terms . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
1. Adoption by Reference . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
SECTION PAGE
NUMBER NUMBER
(Revised 12/05)9 - viii
2. Interpretation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23
S.Forms Adopted by Reference . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
T.Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
U.Expiration (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
V.Modifications of Approved Plans (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . 24
4-9-075 PERMITS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
A. Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
B. Permit Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
C. Submittal Requirements Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
1. Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
2. Submittal Requirements. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
4-9-080 GRADING, EXCAVATION AND MINING PERMITS AND LICENSES . . . . . 24
A.Purpose (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
B.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
C.Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
D.Submittal Requirements and Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
E.Review Process for Minor Activity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
1. Building Section Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
2. Annual License . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
3. Time for Completion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
4. Issuance of License . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
5. Revocation of Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
F.Review Process for Major Activity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
1. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
a. Hearing Examiner Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25
b. Development Services Division Authority . . . . . . . . . . . . . . . . . . . . . . . 25
2. Special Fill and Grade Permit Required . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
3. Annual Grading License . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
4. Review Criteria for Special Grade and Fill Permit . . . . . . . . . . . . . . . . . . . . 26
a. Compatibility of Proposed Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
5. Progressive Rehabilitation and Reuse . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
6. Conformance with Examiner’s Approved Plan Required . . . . . . . . . . . . . . 26
7. Final Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
8. Other Requirements/Noncity Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
9. Inspection and Enforcement Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
10. Expiration and Extensions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
11. Transferability of Special Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26
12. Modifications to Approved Plans (Reserved) . . . . . . . . . . . . . . . . . . . . . 26.1
G.Violations and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26.1
1. Revocation of Special Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26.1
2. Violations of This Chapter and Penalties . . . . . . . . . . . . . . . . . . . . . . . . 26.1
4-9-090 HOME OCCUPATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26.1
A.Definition . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26.1
B.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26.1
C.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26.1
1. Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26.1
D.Prohibited Occupations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26.1
SECTION PAGE
NUMBER NUMBER
9 - ix (Revised 12/05)
E.City Business License Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26.1
F.Application and Review Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26.1
1. Business License Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26.1
a. Development Services Division Application . . . . . . . . . . . . . . . . . . . . 26.1
2. Compliance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
3. Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
4. Qualification Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
a. Primary Residence . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
b. Retail Sales and Storage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
c. Parking . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
d. Employees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
e. Mechanical/Electrical Equipment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
f. Environmental Impacts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
g. Space . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
h. Outdoor Storage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
i. Flammable Liquids . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
j. Fire Extinguisher . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
k. City Codes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
l. Building Alterations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
m. Accessory Structures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
n. Signage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
G.Additional Requirements for Customer Visits or Deliveries . . . . . . . . . . . . . . . 28
1. Notification to Neighbors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
2. Inspection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
3. Comment Period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
4. License Renewal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
5. Limitation of Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
6. Limitation of Customer Visits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
7. Limitation of Hours . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
4-9-100 HOBBY KENNEL LICENSE PROCESS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
A.Purpose (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
B.Applicability (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
1. Exemptions (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
C.Authority and Responsibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
D.Submittal Requirements and Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
E. Notification and Comment Period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
1. Notification . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
2. Comment Period and Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
F.Decision Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
G. Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
H.Period of Validity, Individual Licenses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
I.Violation and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
1. Revocation of Business License . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
2. License – Waiting Period Following Revocation or Refusal to Renew . . . 29
3. Violations of This Chapter and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . 29
J.Appeal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
SECTION PAGE
NUMBER NUMBER
(Revised 12/05)9 - x
4-9-110 MANUFACTURED AND MOBILE HOME PARKS . . . . . . . . . . . . . . . . . . . . . . 29
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
B.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
1. Exemptions (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
C.Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
1. Building Official . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
2. Development Services Division . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
3. Hearing Examiner . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
D.Submittal Requirements and Fees (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . 30
E.Park Review Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
1. Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
2. Referrals, Recommendations of Department . . . . . . . . . . . . . . . . . . . . . . . 30
3. Public Notice . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
4. Recommendations to Hearing Examiner . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
5. Conditions of Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
6. Installation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
7. Construction Timing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
8. Certificate of Occupancy . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
F.Deferrals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
G.Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
1. General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
2. Landscaping . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30
H.Expiration and Extension . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
I.Modifications to Approved Plans (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . 31
J.Violation and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
1. Revocation of License . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
2. Misdemeanor . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
K.Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
4-9-120 NONCONFORMING USES/STRUCTURES REBUILD APPROVAL
PERMITS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
A.Purpose of Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
B.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
C.Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
D.Submittal Requirements and Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
E.Review Criteria for Nonconforming Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31
1. Community Need . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
2. Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
3. Effect on Adjacent Property . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
4. Historical Significance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
5. Economic Significance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
6. Timeliness with Existing Plans and Programs . . . . . . . . . . . . . . . . . . . . . . . 32
F.Review Criteria for Nonconforming Structures . . . . . . . . . . . . . . . . . . . . . . . . . 32
1. Architectural and/or Historic Significance . . . . . . . . . . . . . . . . . . . . . . . . . . 32
2. Architectural Compatibility with Surrounding Structures . . . . . . . . . . . . . . . 32
3. Potential of Site for Redevelopment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
4. Condition of Building/Structure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
5. Departure from Development Regulations . . . . . . . . . . . . . . . . . . . . . . . . . 32
SECTION PAGE
NUMBER NUMBER
9 - xi (Revised 12/05)
G.Decision Options . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
H.Conditions of Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
I.Expiration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
J.Extensions (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
K.Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
4-9-130 OCCUPANCY PERMITS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
A.Purpose (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
B.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
1. Exemptions (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
C.Certificate Available Upon Request . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
D.Timing and Procedure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
E.Temporary Occupancy Permits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
4-9-140 OPEN SPACE, AGRICULTURAL AND TIMBER LANDS; CURRENT
USE ASSESSMENT . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
A.Purpose, Applicability, and Adoption of State Rules by Reference . . . . . . . . . 33
B.Application Submittal Requirements (Reserved) . . . . . . . . . . . . . . . . . . . . . . . 33
C.Processing Fee . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33
D.Refund of Fee Upon Denial of Application . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
4-9-150 PLANNED URBAN DEVELOPMENT REGULATIONS . . . . . . . . . . . . . . . . . 34
A.Purposes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
B.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
1. Zones . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
2. Code Provisions That May Be Modified . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
3. Code Provisions Restricted from Modification . . . . . . . . . . . . . . . . . . . . . . . 34
a. Permitted Uses. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
b. Density/Permitted Number of Dwelling Units . . . . . . . . . . . . . . . . . . . . . 34
c. Planned Urban Development Regulations . . . . . . . . . . . . . . . . . . . . . . . 34
d. Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
e. Specific Limitations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
C.Roles and Responsibility . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
1. Development Services Division . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
2. Reviewing Agencies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
3. Hearing Examiner . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
4. City Council . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
D. Decision Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
1. Demonstration of Compliance and Superiority Required . . . . . . . . . . . . . 35
2. Public Benefit Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
a. Critical Areas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
b. Natural Features . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
c. Public Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
d. Overall Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
3. Additional Review Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
a. Building and Site Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
b. Circulation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
c. Infrastructure and Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
d. Clusters or Building Groups and Open Space . . . . . . . . . . . . . . . . . . . . 36
e. Privacy and Building Separation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
SECTION PAGE
NUMBER NUMBER
(Revised 12/05)9 - xii
f. Building Orientation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
g. Parking Area Design . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
h. Phasing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
4. Compliance with Development Standards . . . . . . . . . . . . . . . . . . . . . . . . . . 37
E. Development Standards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
1. Common Open Space Standard . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
a. Residential . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37
b. Mixed Use – Residential Portions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38
c. Mixed Use Nonresidential Portions, or Commercial, or Industrial Uses. 39
d. Open Space Orientation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
e. Common Open Space Guidelines . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
2. Private Open Space . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41
3. Installation and Maintenance of Common Open Space . . . . . . . . . . . . . . . 42
a. Installation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42
b. Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42
4. Installation and Maintenance of Common Facilities . . . . . . . . . . . . . . . . . . 42
a. Installation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42
b. Maintenance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42
F.Procedure for Preliminary Approval of Planned Urban Developments . . . . . . . 42
1. Permit Process. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42
2. Filing of Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 42
3. Informal Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
4. Submittal Requirements and Application Fees . . . . . . . . . . . . . . . . . . . . . . 43
5. Public Notice and Comment Period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
6. Phasing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
7. Review Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
8. Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
a. Preliminary Planned Urban Development – New Development . . . . . . 43
b. Preliminary Planned Urban Development – Existing Development
with Binding Site Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
9. Effect of an Approved Preliminary Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . 43
10. Zoning Map Revised . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
a. New Planned Urban Development Approval . . . . . . . . . . . . . . . . . . . . . 44
b. Demonstration Ordinances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
G.Final Plan Review Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
1. Time Limits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
2. Submittal Requirements and Fees for Final Plan Application . . . . . . . . . . . 44
3. Public Notice . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
4. Minor Modifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
5. Major Modifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
6. Review and Approval of Final Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
a. Covenants Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
b. Property Owners’ Association Required . . . . . . . . . . . . . . . . . . . . . . . . 45
7. Effect of an Approval Final Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
a. Standards Superimposed . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
b. Construction Authorized . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45
8. Time Limits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
SECTION PAGE
NUMBER NUMBER
9 - xiii (Revised 12/05)
a. Expiration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
b. Remaining Preliminary Phases with Completion of One Phase . . . . . . 46
H.Merger of Applications or Review Stages . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
1. Merger of Review Stages . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
2. Merger with Other Applications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
I.Appeals of Examiner’s Decision on a Final Planned Urban Development . . . . 46
J.Building and Occupancy Permits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
1. Conformance with Final Plan Required . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
2. Minor Adjustments to Final Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
a. Minor Adjustments Prior to Building Permits . . . . . . . . . . . . . . . . . . . . . 46
b. Minor Variations to Development Following Final Planned Urban
Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47
3. Occupancy Permit Issuance Procedure . . . . . . . . . . . . . . . . . . . . . . . . . . 47
4. Occupation of Structures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47
K.Expiration or Abandonment of a Planned Urban Development . . . . . . . . . . . . 47
1. Expiration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47
2. Abandonment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47
3. Resuming Development of an Abandoned Planned Urban
Development Site . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47
L.Appeal of Council Decision on Planned Urban Development . . . . . . . . . . . . . 48
M. Violations of This Chapter and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48
4-9-160 PUBLIC ART EXEMPTION PROCEDURE . . . . . . . . . . . . . . . . . . . . . . . . . . . 48
A.Purpose (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48
B.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48
C.Criteria for Exemptions from Sign Code Requirements . . . . . . . . . . . . . . . . . . 48
D.Exemption Certificate Required for Public Art . . . . . . . . . . . . . . . . . . . . . . . . . 48
E.Exemption Application Procedure . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48
F.Staff Review of Exemption Requests . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48
G.Special Arts Commission Review of Exemption Requests . . . . . . . . . . . . . . . 48
1. Commission Review and Recommendations . . . . . . . . . . . . . . . . . . . . . 48.1
2. Renton Municipal Arts Commission Role Regarding Public Art
Exemption Certificate . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48.1
3. Determination of Artist Recognition . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48.1
4. Fee . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48.1
H.Final Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48.1
I.Appeal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48.1
1. Standing and Authority for Hearing Appeal . . . . . . . . . . . . . . . . . . . . . . . 48.1
2. Transmittal of File and Staff Report to Examiner . . . . . . . . . . . . . . . . . . . 48.1
4-9-170 RAILROAD AND UTILITY LINE CONSTRUCTION PERMIT . . . . . . . . . . . 48.1
A.Purpose (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48.1
B.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48.1
C.No Permit for Ordinary Repair . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48.1
D.Decision Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48.2
E.Violation of This Chapter and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48.2
1. Construction without Permit Considered Public Nuisance . . . . . . . . . . . 48.2
4-9-180 REZONE PROCESS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48.2
A.Purpose (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48.2
B.Ability to Apply . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48.2
SECTION PAGE
NUMBER NUMBER
(Revised 12/05)9 - xiv
C.Authority for Rezones Requiring a Plan Amendment . . . . . . . . . . . . . . . . . . 48.2
D.Authority for Rezones Not Requiring Plan Amendment . . . . . . . . . . . . . . . . 48.2
E.Submittal Requirements and Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48.2
F.Decision Criteria for Change of Zone Classification . . . . . . . . . . . . . . . . . . . 48.2
1. Criteria for Rezones Requiring a Comprehensive Plan Amendment . . . 48.2
2. Criteria for Rezones Not Requiring Plan Amendment . . . . . . . . . . . . . . . 48.3
G.Council Review Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49
1. First and Final Readings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49
2. Adoption of Ordinance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49
H.Time Limitations for Rezone Application Resubmission . . . . . . . . . . . . . . . . . . 49
4-9-190 SHORELINE PERMITS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49
A.Purpose (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49
B.Applicability (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49
C.Exemptions from Permit System . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49
D.Exemption Certificate Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52
E.Shoreline Permit Application Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52
1. Information Prior to Submitting a Shoreline Substantial Development
Permit Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52
2. Shoreline Substantial Development Permit Required . . . . . . . . . . . . . . . . . 52
3. Shoreline Substantial Development Permit Application Forms and Fees . . 52
4. Review Guidelines . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 53
5. Conditional Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 53
6. Notification of City Departments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 53
F.Review Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 53
1. General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 53
2. Additional Information . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 53
3. Procedural Amendments . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 53
4. Burden of Proof on Applicant . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54
G.Bonds . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54
H.Administrative Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54
I.Variances and Conditional Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54
1. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54
2. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54
a. City Hearing Examiner . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54
b. State Department of Ecology Decision . . . . . . . . . . . . . . . . . . . . . . . . . 54
c. Time Limit, Permit Validity, and Appeals . . . . . . . . . . . . . . . . . . . . . . . . 54
3. Interpretation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54
4. Variances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54
a. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54
b. Decision Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54
5. Conditional Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 55
a. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 55
b. Decision Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 55
J.Time Requirements for Shoreline Permits . . . . . . . . . . . . . . . . . . . . . . . . . . . . 55
1. Applicability and Modification at Time of Approval . . . . . . . . . . . . . . . . . . . 55
2. Construction Commencement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56
3. Construction Completion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56
4. Effective Date . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56
SECTION PAGE
NUMBER NUMBER
9 - xv (Revised 11/07)
K.Rulings to State . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57
L.Transferability of Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57
M.Enforcement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57
N.Rescission of Permits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57
1. Noncompliance with Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57
2. Notice of Noncompliance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57
3. Posting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57
4. Public Hearing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57
5. Final Decision or Recommendation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57
O.Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 57
P.Violations of This Chapter and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58
1. Violations of This Chapter and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . 58
2. Injunction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58
3. Public and Private Redress . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58
4-9-195 ROUTINE VEGETATION MANAGEMENT PERMITS . . . . . . . . . . . . . . . . . . . 58
A. Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58
B. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58
C. Applicability, Exemptions, and Prohibited Activities . . . . . . . . . . . . . . . . . . . . 58
1. General Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58
a. Permit Required for Routine Vegetation Management on
Undeveloped Properties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58
b. Permit Required to Use Mechanical Equipment . . . . . . . . . . . . . . . . . 58
c. Tree Removal – Solar Access or Pasture Land . . . . . . . . . . . . . . . . . . 58
2. Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59
3. Prohibited Activities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59
D. Procedures and Review Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59
1. Submittal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59
2. Information Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59
3. Time . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59
4. Routine Vegetation Management Permit Conditions . . . . . . . . . . . . . . . . . 59
5. Time Limits for Routine Vegetation Management Permits . . . . . . . . . . . . 59
E. Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59
F. Violations and Penalties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59
4-9-200 SITE DEVELOPMENT PLAN REVIEW . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59
A.Purpose and Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59
1. Master Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60
2. Site Plan Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60
B.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60
1. Master Plan Review – Applicability. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60
a. UC-N1 and UC-N2 Zones . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 60
b. COR Zones . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61
c. All Other Zones . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61
2. Site Plan Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61
C.Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61
1. Development Exempt from Master Plan Review . . . . . . . . . . . . . . . . . . . . 61
a. UC-N1 and UC-N2 Zones Only . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61
b. COR, UC-N1 and UC-N2 Zones . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61
SECTION PAGE
NUMBER NUMBER
(Revised 11/07)9 - xvi
2. Development Exempt from Site Plan Review . . . . . . . . . . . . . . . . . . . . . . . 62
a. In the RC, R-1, R-4, R-8, RMH, RM, CO, CA, CN, CV, CD, IL,
IM, and IH Zones . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
b. In the R-10, R-14, COR, and UC-N1 and UC-N2 Zones . . . . . . . . . . . . 62
D.Criteria to Determine if Public Hearing Required . . . . . . . . . . . . . . . . . . . . . . . 62
1. Master Plans . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 62
2. Site Plan Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63
a. Significant Environmental Concerns Remain . . . . . . . . . . . . . . . . . . . . 63
b. Large Project Scale . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 63
E.Decision Criteria for Site Plan and Master Plans . . . . . . . . . . . . . . . . . . . . . . . 63
1. General Review Criteria for Both Master Plans and Site Plan Review . . . . 63
2. Additional Special Review Criteria for COR, UC-N1, and
UC-N2 Zones Only . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 64
3. Additional Criteria for the UC-N1 and UC-N2 Zones Only . . . . . . . . . . . . . 64
4. Additional Criteria for the Airport Influence Area . . . . . . . . . . . . . . . . . . . . . 64
5. Waiver of Further Consideration of Site Plan Criteria . . . . . . . . . . . . . . . . . 64
F. Additional Review Criteria for Site Plan Review . . . . . . . . . . . . . . . . . . . . . . . . 65
1. Review of Impacts to Surrounding Properties and Uses . . . . . . . . . . . . . . . 65
2. Review of Impacts of a Proposed Site Plan to the Site . . . . . . . . . . . . . . . . 65
3. Review of Circulation and Access . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66
4. Review of Signage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66
5. Special Review Criteria for Hazardous Waste Treatment and
Storage Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 66
6. Review of Street Frontage Landscape . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
7. Review of Compliance to Design Guidelines for Development
in CD, RM-U, RM-T, UC-N1 and UC-N2 Zones . . . . . . . . . . . . . . . . . . . . . 67
G.Site Development Plan Review Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
1. General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
2. Preapplication Conference . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
3. Submittal Requirements and Application Fees . . . . . . . . . . . . . . . . . . . . . . 67
4. Public Notice and Comment Period Required . . . . . . . . . . . . . . . . . . . . . . . 67
5. Circulation and Review of Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67
6. City Notification of Applicant . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68
7. Revisions or Modifications to Site Development Review Application . . . . . 68
8. Special Review for Planned Actions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68
9. Environmental Review Committee to Determine Necessity for Public
Hearing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68
10. Environmental Review Committee Decision Appealable to Hearing
Examiner . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 68
11. Administrative Approval of Site Development Plan . . . . . . . . . . . . . . . . . . . 68
12. Hearing Examiner Approval of Site Development Plan . . . . . . . . . . . . . . . . 68
13. Hearing Process and Examiner Authority for Modification of Plans . . . . . . 69
a. Date of Hearing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
b. Examiner’s Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
c. Authority for Conditions and Plan Modifications . . . . . . . . . . . . . . . . . . 69
d. Modification of Site Development Plan Subsequent to Public
Hearing and Prior to Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
SECTION PAGE
NUMBER NUMBER
9 - xvii (Revised 12/05)
e. Denial of Site Development Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
H. Merger with Binding Site Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 69
I.Minor Adjustments to an Approved Site Development Plan . . . . . . . . . . . . . . 70
J.Major Adjustments to an Approved Site Development Plan . . . . . . . . . . . . . . 70
K.Timing of Building Permits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70
L.Expiration and Extension of Site Plan Approval . . . . . . . . . . . . . . . . . . . . . . . 70
1. Master Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70
2. Site Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70
M.Exception to Time Limit for Site Development Plan Projects That
Are Phased . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70.1
1. Phasing Permitted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70.1
2. Authority for Extension of Time . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70.1
3. Expiration of Phase(s) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70.1
4. Vested for the Purposes of Zoning . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70.1
N.Appeals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70.1
4-9-210 RESERVED . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70.1
4-9-220 SPECIAL PERMITS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70.1
A.Purpose and Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70.1
B.Applicability (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70.1
C.Submittal Requirements and Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70.1
D.Review Process and Decision Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70.1
E.Expiration and Extensions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70.1
F.Modifications to Approved Plans (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . 70.1
4-9-230 SPECIAL PERMIT TO ALLOW PRIVATE GARAGES ON STEEP
SLOPES TO LOCATE WITHIN FRONT OR SIDE YARD SETBACK . . . . 70.2
A.Purpose, Authority and Conditions of Approval . . . . . . . . . . . . . . . . . . . . . . . 70.2
B.Applicability (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70.2
C.Review Criteria (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70.2
4-9-240 TEMPORARY USE PERMITS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70.2
A.Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70.2
B.Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70.2
1. Exemptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70.2
C.Uses Which May Be Permitted . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70.2
D.Submittal Requirements and Application Fees . . . . . . . . . . . . . . . . . . . . . . . 70.2
E.Public Notice and Comment Period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71
F.Waiver of Requirements and Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71
G.Application Process and Review Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . 71
H.Decision Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71
I. Special Criteria for Temporary Manufactured Home for Medical Hardship . . . 71
J.Conditions of Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71
1. General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71
2. Additional Requirements – for Model Homes . . . . . . . . . . . . . . . . . . . . . . 71
K.Other Required Permits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 71
L.Expiration and Extension . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
1. Standard Period of Validity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
2. Optional Extended Period of Validity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
(Revised 12/05)9 - xviii
3. Special Expiration/Extension Periods for Manufactured
Homes for Medical Hardship . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
M.Removal of Temporary Use Required . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
N.Security . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
O.Permit Revocation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
1. Revocation of Temporary Use Permit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
4-9-250 VARIANCES, WAIVERS, MODIFICATIONS, AND ALTERNATES . . . . . . . 72
A.Purposes . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
1. Variances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
2. Waivers (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
3. Modifications . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
4. Alternates . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
B.Variance Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
1. Authority and Applicability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
a. Hearing Examiner Variances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72
b. (Repealed) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
c. Administrative Variances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 73
2. Filing of Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74
3. Submittal Requirements and Application Fees . . . . . . . . . . . . . . . . . . . . . . 74
4. Public Notice and Comment Period . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74
5. Decision Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74
6. Special Review Criteria – Reasonable Use Variance – Critical
Areas Regulations Only . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74
7. Special Review Criteria for Variances from the Aquifer Protection
Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74
8. Special Review Criteria for Variances from Flood Hazard
Requirements in the Critical Areas Regulations . . . . . . . . . . . . . . . . . . . . . 75
a. Purpose and Intent . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 75
b. Review Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 75
c. Conditions of Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 76
d. Notice Required upon Variance Approval . . . . . . . . . . . . . . . . . . . . . . . 76
e. Records . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 76
9. Special Review Criteria – Single Family Residence on a Legal Lot
with a Category 3 Wetland; or Single Family Residence on a Legal
Lot with a Class 2, 3, or 4 Stream/Lake . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77
10. Special Review Criteria – Public/Quasi-Public Utility or Agency
Altering Aquifer Protection, Geologic Hazard, Habitat, or Wetland
Regulations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 77
11. Special Review Criteria – Constructing Structures over Piped Streams . . . 78
12. Continuation of Public Hearing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 78
13. Decision Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 78
a. The Planning/Building/Public Works Administrator or His/Her
Designee Shall Announce Findings and Decisions . . . . . . . . . . . . . . . . 78
b. Notice of Decision of the Planning/Building/Public Works
Administrator or His/Her Designee . . . . . . . . . . . . . . . . . . . . . . . . . . . . 78
c. Reconsideration (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 78
d. Record of Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 78
14. Conditions of Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 79
15. Finalization (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 79
16. Expiration of Variance Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 79
17. Extension of Approval . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 79
SECTION PAGE
NUMBER NUMBER
9 - xix (Revised 12/05)
C.Waiver Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 79
1. Authority for Waiver, General (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . 79
2. Authority for Waiver of Street Improvements . . . . . . . . . . . . . . . . . . . . . . . 79
3. Application and Fee . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 79
4. Decision Criteria, General (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . 79
5. Decision Criteria for Waivers of Street Improvements . . . . . . . . . . . . . . . . 79
D.Modification Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 79
1. Application Time and Decision Authority . . . . . . . . . . . . . . . . . . . . . . . . . . 79
2. Decision Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 79
3. Additional Decision Criteria Only for Center Office Residential 3
(COR 3) Zone . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
E.Alternate Procedures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
1. Authority . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
2. Decision Criteria . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
3. Substantiation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
4. Record of Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
F. Absence of Valid Scientific Information . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80
4-9-260 VIOLATIONS OF THIS CHAPTER AND PENALTIES . . . . . . . . . . . . . . . . . 81
4-9-015C
9 - 1 (Revised 3/06)
4-9-010 ANNEXATION
PROCEDURES:
It is the intention of the City Council that provi-
sions of State law governing annexations as set
forth in chapter 35A.14 RCW as it presently exists
or as it may be amended shall control and that
this section shall be supplemental thereto. Upon
filing a Notice of Intent to Commence Annexation
Proceedings with the City Clerk, as referenced in
RMC 4-8-120D, the submitting party shall simul-
taneously pay an annexation processing fee in
the amount stipulated in RMC 4-1-170A to com-
pensate the City for administrative cost and ex-
pense in the processing, checking and handling
of such annexation request, which fee shall like-
wise include the publication and posting expense
of any notice pertaining to the annexation. (Ord.
5169, 12-5-05)
4-9-015 AQUIFER PROTECTION
AREA PERMITS:
A. PURPOSE:
The purpose of this Section is to protect aquifers
used as potable water supply sources by the City
from contamination by hazardous materials. This
Section establishes permit procedures, operating
permits, closure permits, and uniform standards
for release reporting, emergency response, clo-
sure and abandonments. (Amd. Ord. 4992,
12-9-2002)
B. APPLICABILITY:
1. Operating Permits Required: No per-
son, persons, corporation, or other legal enti-
ties shall operate a facility in an aquifer
protection area (APA) (see RMC 4-3-050Q1,
Maps, Aquifer Protection) without first obtain-
ing an operating permit from the Department.
Any person who owns more than one facility
in a single zone of the APA shall have the op-
tion of obtaining one permit for all operations
if the operations at each facility are similar
and the permit requirements under this Sec-
tion are applicable to each facility individually.
2. Closure Permits Required in Zone 1:
No owner of a facility in Zone 1 shall close a
facility without first obtaining a closure permit
to do so from the Department. The owner of a
facility shall obtain a closure permit before
operations requiring an operating permit
cease at the facility or before the facility is
sold or otherwise transferred to a new owner.
3. Reporting of Unauthorized Release of
Hazardous Materials: All persons shall com-
ply with RMC 4-3-050H10 and subsection G
of this Section relating to unauthorized re-
lease of hazardous materials. (Amd. Ord.
4992, 12-9-2002)
C. EXEMPTIONS – OPERATING AND
CLOSURE PERMITS:
The following land uses and activities do not re-
quire operating or closure permits, but may re-
quire compliance with other standards and
regulations in RMC 4-3-050, Critical Areas Regu-
lations.
1. Pipelines, Roadways, Railroads: Pipe-
lines including storm and sanitary sewers and
product pipelines, interstate freeways, State
highways, arterials, local access streets, and
railroads.
2. Cleanups, Monitoring and/or Studies
under State or Federal Supervision: Clean-
ups, monitoring and/or studies undertaken
under supervision of the Washington Depart-
ment of Ecology or the U.S. Environmental
Protection Agency.
3. Use, Storage, and Handling of Spe-
cific, Listed Hazardous Materials That Do
Not Present a Risk to the Aquifer:
a. Hazardous Materials That Do Not
Present a Risk to the Aquifer: Use,
storage, and handling of specific hazard-
ous materials that do not present a risk to
the aquifer as determined and listed by
the Department are exempt from all reg-
ulation under this Section with the excep-
tion of the requirement to list these
hazardous materials on the hazardous
materials inventory statement as pro-
vided by RMC 4-8-120D15a, Operating
Permit Application, Aquifer Protection
Area.
b. Sale of Hazardous Materials in
Original, Small Containers: Hazardous
materials offered for sale in their original
containers of five (5) gallons or less.
4-9-015D
(Revised 3/06)9 - 2
c. Hazardous Materials in De Minimis
Amounts: Hazardous materials use,
storage, and handling in de minimis
amounts (aggregate quantities totaling
twenty (20) gallons or less at the facility).
Hazardous material weights shall be con-
verted to volumes for purposes of deter-
mining whether de minimis amounts are
exceeded. Ten (10) pounds shall be con-
sidered equal to one gallon.
d. Hazardous Materials Contained in
Properly Operating Sealed Units: Haz-
ardous materials contained in properly
operating sealed units (transformers, re-
frigeration units, etc.) that are not opened
as part of routine use.
e. Residential Use, Storage, and
Handling of Hazardous Materials: Non-
commercial residential use, storage, and
handling of hazardous materials provided
that no home occupation business (as
defined by chapter 4-11 RMC, Defini-
tions) that uses, stores, or handles more
than twenty (20) gallons of hazardous
material is operated on the premises.
f. Fuel Tanks and Fluid Reservoirs
Attached to Motor Vehicle: Hazardous
materials in fuel tanks and fluid reservoirs
attached to a private or commercial mo-
tor vehicle and used directly in the opera-
tion of that vehicle.
g. Fuel Oil: Fuel oil used in existing
heating systems.
h. Emergency – Governmental Orga-
nization: Public interest emergency use,
storage, and handling of hazardous ma-
terials by governmental organizations.
i. Water Treatment and Water System
Use: Hazardous materials used, stored,
and handled by the City of Renton in wa-
ter treatment processes and water sys-
tem operations.
j. Fueling of Equipment Not Li-
censed for Street Use: Fueling of equip-
ment not licensed for street use provided
that such fueling activities are conducted
in a containment area that is designed
and maintained to prevent hazardous
materials from coming into contact with
soil, surface water, or groundwater.
k. Hazardous Materials in Equipment
Fuel Tanks: Hazardous materials in fuel
tanks attached to private or commercial
equipment and used directly in the oper-
ation of that equipment.
l. Hazardous Materials in Aerosol
Cans.
m. Hazardous Materials at Specified
Facilities: Hazardous materials at multi-
family dwellings, hotels, motels, retire-
ment homes, convalescent centers/nurs-
ing homes, mobile or manufactured
home parks, group homes, and daycare
family homes or centers when used by
owners and/or operators of such facilities
for on-site operation and maintenance
purposes.
n. Janitorial Supplies: Hazardous
materials used for janitorial purposes at
the facility where the products are stored.
o. Personal Care Products: Hazard-
ous materials used for personal care by
workers or occupants of the facility at
which the products are stored including
but not limited to soaps, hair treatment,
grooming aids, health aids, and medi-
cines. (Amd. Ord. 4992, 12-9-2002)
D. ADMINISTRATION:
The Department Administrator, or his/her desig-
nee, shall have the power and authority to admin-
ister and enforce the provisions of this Chapter.
(Amd. Ord. 4992, 12-9-2002)
E. OPERATING PERMIT:
1. Submittal Requirements and Fees:
Submittal requirements shall be as listed in
chapter 4-1 RMC, Administration and En-
forcement, and RMC 4-8-120, Submittal Re-
quirements – Specific to Application Type.
There is no fee for an operating permit. (Amd.
Ord. 4992, 12-9-2002)
2. Operating Permit Criteria – Zones 1
and 2:
a. Criteria – Zones 1 and 2: The De-
partment shall not issue an operating
4-9-015E
9 - 2(i)(Revised 3/06)
permit for a facility unless adequate
plans, specifications, test data, and/or
other appropriate information has been
submitted by the owner showing that the
proposed design and construction of the
facility meets the intent and provisions of
this Section and RMC 4-3-050, Critical
Areas Regulations, and will not impact
the short term, long term or cumulative
quantity or quality of groundwater.
b. Additional Criteria – Zone 1: In
Zone 1 of an APA, no change in opera-
tions at a facility shall be allowed that in-
creases the quantities of hazardous ma-
terials stored, handled, treated, used, or
produced in excess of quantities reported
in the initial aquifer protection area oper-
ating permit with the following exception:
An increase in the quantity of hazardous
(Revised 3/06)9 - 2(ii)
This page left intentionally blank.
4-9-015F
9 - 2a (Revised 6/05)
materials is allowed up to the amount al-
lowed for a new facility in Zone 1 as pro-
vided by RMC 4-3-050C8d(i), Prohibited
Activities – Aquifer Protection Areas.
3. Operating Permits – Conditions for
Zone 1 and 2: Specific conditions for operat-
ing permits issued to facilities in Zones 1 and
2 of an APA are described in RMC 4-3-050H,
Aquifer Protection. The following general
conditions in subsections E3a, b, c, and d,
and E4 through E6 of this Section shall be in-
cluded as part of any operating permit issued
pursuant to this Section:
a. In-House Inspection and Mainte-
nance: Procedures for the in-house in-
spection and maintenance of contain-
ment devices and areas where
hazardous materials are stored, handled,
treated, used, and produced shall be
identified in the operating permit for each
facility. Such procedures shall be in writ-
ing, and a log shall be kept of all inspec-
tion and maintenance activities. Such
logs shall be submitted to the Department
annually and shall be available for inspec-
tion. Inspection and maintenance logs
shall be maintained on-site by the owner
for a period of at least three (3) years from
the date the monitoring was performed.
b. Changes to Facility – Responsibil-
ity to Report: The permittee shall report
to the Department within fifteen (15) days
after any changes in a facility including:
i. The storage, handling, treatment,
use, or processing of new hazardous
materials;
ii. Changes in monitoring proce-
dures; or
iii. The replacement or repair of any
part of a facility that is related to the
hazardous material(s).
c. Unauthorized Release – Respon-
sibility to Report: The permittee shall
report to the Department any unautho-
rized release occurrence, within twenty
four (24) hours of its detection, in accor-
dance with subsection H2a of this Sec-
tion.
d. Compliance with Inspection Re-
port: Within thirty (30) days of receiving
an inspection report from the Depart-
ment, the operating permit holder shall
file with the Department a plan and time
schedule to implement any required
modifications to the facility or to the mon-
itoring plan needed to achieve compli-
ance with the intent of this Chapter or the
permit conditions. This plan and time
schedule shall also implement all of the
recommendations of the Department.
4. Effect of Operating Permit: An operat-
ing permit, issued by the Reviewing Official,
shall be effective for one year. The Reviewing
Official shall not issue a permit to operate a
facility until he/she determines that the facility
complies with the provisions of these regula-
tions. If an inspection of the facility reveals
noncompliance, then the Responsible Official
must verify by a follow-up inspection that all
required corrections have been implemented
before renewing the permit. The facility
owner shall apply to the Department for per-
mit renewal at least sixty (60) days prior to the
expiration of the permit.
5. Operating Permit Renewal: All aquifer
protection area operating permits must be re-
newed by the Department on an annual basis.
6. Transferability: Operating permits may
be transferred to a new facility owner if the
new facility owner does not change any con-
ditions of the permit, the transfer is registered
with the Department within thirty (30) days of
the change in ownership, and any necessary
modifications are made to the information in
the initial permit application due to the
change in ownership.
F. CLOSURE PERMIT:
1. Submittal Requirements and Fees:
Submittal requirements shall be as listed in
chapter 4-1 RMC, Administration and En-
forcement, and RMC 4-8-120, Submittal Re-
quirements – Specific to Application Type.
There is no fee for a closure permit.
4-9-015G
(Revised 6/05)9 - 2b
2. Closure Permits and Permit Condi-
tions – Zone 1:
a. Closure Permit Application Re-
quired for Facilities: A closure permit
application shall include:
i. A list of hazardous materials to be
removed from premises, the method
of removal, and the final destination
(include product names and quanti-
ties);
ii. A list of potentially contaminated
equipment and/or containment de-
vices to be removed from premises
and a description of the method of
disposal or recycling;
iii. A plan prepared by a profes-
sional engineer or geologist licensed
in the State of Washington to investi-
gate the facility to determine whether
it is free of contamination exceeding
Model Toxics Control Act (MTCA)
standards (chapter 173-340 WAC),
to report findings to the Water Utility,
and to describe remediation needed,
if any, according to said standards
and RMC 4-9-015G;
iv. A written agreement between
the owner, the property owner, and
the purchaser or other recipient, in
lieu of subsections F2a(i) and (ii) of
this Section, stating that the owner
will not remove hazardous materials
and containment devices from the fa-
cility because all agree that the mate-
rials and devices are needed to
continue to operate the facility;
v. A schedule for implementation of
subsections F2a(i) and (ii) of this
Section and the investigation de-
scribed in subsection F2a(iii).
b. No Detectable Unauthorized Re-
leases: The owner of a facility being
closed shall demonstrate to the satisfac-
tion of the Department that no detectable
unauthorized release has occurred or
that unauthorized releases have been
cleaned up. Cleanup shall be considered
to be complete when, according to the
best available scientific evidence, the risk
of causing the city water supply to fail to
meet Washington State drinking water
quality standards has been removed and
the cleanup meets the Model Toxics Con-
trol Act Cleanup Regulation (chapter
173-340 WAC). This demonstration can
be based on the ongoing leak detection
monitoring, groundwater monitoring, or
soils sampling performed during or im-
mediately after closure activities.
c. Determination of Unauthorized
Release: If an unauthorized release is
determined to have occurred, the facility
owner shall comply with subsection G of
this Section, Unauthorized Releases.
d. Completion of Facility Closure:
Facility closure will be accepted as com-
plete by the Department upon implemen-
tation of the closure permit conditions
and compliance with all other provisions
of the Section.
e. Time to Complete Closure: Facility
closure must be completed according to
a timetable and permit conditions deter-
mined by the Department and shall, in all
cases, be completed within one year of
the date when a closure permit is re-
quired. (Amd. Ord. 4992, 12-9-2002)
G. UNAUTHORIZED RELEASES:
1. Unauthorized Release Prohibited, Re-
porting Required: Hazardous materials
shall not be spilled, leaked, emitted, dis-
charged, disposed, or allowed to escape or
leach into the air, into groundwater, surface
water, surface soils or subsurface soils. Ex-
ception: Intentional withdrawals of hazardous
materials for the purpose of legitimate sale,
use, or disposal and discharges permitted
under Federal, State, or local law. All unau-
thorized releases as defined in RMC
4-11-210, Definitions U, shall be reported to
the Department within twenty four (24) hours
of discovery that the release has occurred.
Unauthorized releases shall be reported by
the person or persons responsible for the re-
lease and/or the owner of the property on
which the release has occurred.
4-9-030I
9 - 3 (Revised 1/08)
7. Noise, Glare: Potential noise, light and
glare impacts shall be evaluated based on
the location of the proposed use on the lot
and the location of on-site parking areas, out-
door recreational areas and refuse storage
areas. (Ord. 3599, 1-11-1982)
8. Landscaping: Landscaping shall be pro-
vided in all areas not occupied by buildings or
paving. The Hearing Examiner may require
additional landscaping to buffer adjacent
properties from potentially adverse effects of
the proposed use. (Ord. 3599, 1-11-1982)
9. Accessory Uses: Accessory uses to
conditional uses such as day schools, audito-
riums used for social and sport activities,
health centers, convents, preschool facilities,
convalescent homes and others of a similar
nature shall be considered to be separate
uses and shall be subject to the provisions of
the use district in which they are located.
10. Conversion: No existing building or
structure shall be converted to a conditional
use unless such building or structure com-
plies, or is brought into compliance, with the
provisions of this Chapter.
11. Public Improvements: The proposed
use and location shall be adequately served
by and not impose an undue burden on any
public improvements, facilities, utilities and
services. Approval of a conditional use permit
may be conditioned upon the provision and/
or guarantee by the applicant of necessary
public improvements, facilities, utilities and/or
services. (Ord. 3599, 1-11-1982)
H. ADDITIONAL DECISION CRITERIA
FOR KENNELS:
The Hearing Examiner, in reviewing kennels, may
require additional setbacks, fencing, screening,
or soundproofing requirements as he deems nec-
essary to insure the compatibility of the kennel
with the surrounding neighborhood. (Ord. 3927,
7-15-1985)
1. Decision Criteria: Factors to be consid-
ered in determining such compatibility are:
a.Statements regarding approval/dis-
approval of surrounding neighbors rela-
tive to maintenance of a kennel at the
address applied for.
b.Past history of animal control com-
plaints relating to the dogs and cats of the
applicant at the address for which the
kennel is applied for.
c.Facility specifications/dimensions
in which the dogs and cats are to be
maintained.
d.Characteristics of animals to be
kept: size, type.
e. The zoning classification of the
premises on which the kennel is main-
tained.
f. Compliance with the requirements of
RMC 4-4-010, Standards and Review
Criteria for Keeping Animals.
2. Waiting Period Following Revocation
or Refusal to Renew: For a period of one
year after the date of revocation or refusal to
renew, conditional use permits shall not be is-
sued for kennels to applicants who have pre-
viously had such permits revoked or renewal
refused. In addition, the applicant must meet
the requirements of this Section or any provi-
sions of the animal control authority. (Ord.
3927, 7-15-1985)
I. ADDITIONAL DECISION CRITERIA
FOR SECURE COMMUNITY TRANSITION
FACILITIES:
The reviewing official shall consider the following
criteria in determining whether to issue a condi-
tional use permit for secure community transition
facilities.
1. Alternative locations were reviewed and
consideration given to sites that are farthest
removed from any risk potential activity. PC
recommends amending to address DSHS
comments that the original language creates
a more restrictive standard.
2. There is no resulting concentration of
residential facility beds operated by the De-
partment of Corrections or the Mental Health
Division of the Department of Social and
Health Services, the number of registered
sex offenders classified as Level II or Level III
and the number of sex offenders registered
as homeless in a particular neighborhood,
community, jurisdiction or region.
4-9-030J
(Revised 1/08)9 - 4
3. Adequate buffering is provided from
abutting and adjacent uses.
4. Adequate security is demonstrated by
the applicant.
5. Public input is provided during the siting
process. (Ord. 4982, 12-9-2002)
J. SPECIAL DECISION CRITERIA FOR
WIRELESS COMMUNICATION
FACILITIES IN LIEU OF STANDARD
CRITERIA:
The governing authority shall consider the follow-
ing factors in determining whether to issue a con-
ditional use permit, although the governing
authority may waive or reduce the burden on the
applicant of one or more of these criteria if the
governing authority, concludes that the goals of
RMC 4-4-140, Wireless Communication Facili-
ties, are better served thereby. (Ord. 4689,
11-24-1997)
1. Height of the proposed tower.
2. Proximity of the tower to residential struc-
tures and residential district boundaries.
3. Nature of uses on adjacent and nearby
properties.
4. Surrounding topography.
5. Surrounding tree coverage and foliage.
6. Design of the tower, with particular refer-
ence to design characteristics that have the
effect of reducing or eliminating visual obtru-
siveness.
7. Proposed ingress and egress.
8. Potential noise, light and glare impacts.
9. Availability of suitable existing towers
and other structures.
10. Compatibility with the general purpose,
goals, objectives and standards of the Com-
prehensive Plan, the Zoning Ordinance and
any other plan, program, map or ordinance of
the City. (Ord. 4689, 11-24-1997)
K. SPECIAL DECISION CRITERIA FOR
STAND ALONE RESIDENTIAL USES IN
THE NE 4TH, SUNSET, OR PUGET
BUSINESS DISTRICTS:
1. Stand alone residential use is not allowed
to be located within one hundred fifty feet
(150') of an adjacent or abutting arterial
street, or in the Rainier Avenue Business Dis-
trict. The arterial streets are to include Sunset
Boulevard, Duvall Avenue, Anacortes Ave-
nue, or Union Avenue in the Sunset Business
District; NE 4th Street, Union Avenue, or Du-
vall Avenue in the NE 4th Street Business
District; and Puget Drive or South Benson
Road in the Puget Drive Business District, as
shown on the Business District Maps in RMC
4-3-040.
2. Stand alone residential use may be al-
lowed when it is located a minimum distance
of one hundred fifty feet (150') from an adja-
cent or abutting arterial street, subject to an
administrative conditional use permit (see
RMC 4-2-080A18c). The arterial streets to be
included are identified in RMC 4-9-030K1.
3. A conditional use permit may be issued
when it has been found that:
a. A mix of commercial, service, and
residential uses exist within a one hun-
dred fifty foot (150') radius of the pro-
posed residential use; and
b. Commercial use of the property is
not feasible for reasons including, but not
limited to: lack of commercial frontage,
lack of access, critical areas and/or criti-
cal area buffers, or property configura-
tion; and
c. Residential use will augment the pri-
mary purpose of the commercial arterial
zone; and
d. A pedestrian oriented physical con-
nection between the residential and the
commercial uses will be provided; and
e. The use as stand alone residential
serves as a transition between the com-
mercial and any lower density R-10 and/
or R-8 zoned areas in proximity and a vi-
sual, pedestrian, and vehicular connec-
4-9-040D
9 - 4.1 (Revised 1/08)
tion from the residential zoned areas to
the commercial arterial zoned areas will
be provided; and
f. Development standards from RMC
4-3-040F are met unless the applicant
opts for a planned urban development,
subject to RMC 4-9-150. Pedestrian con-
nection standards from this section are
met without modification. (Ord. 5191,
12-12-2005; Ord. 5331, 12-10-2007)
L. DECISION AND CONDITIONS:
The governing authority may grant, with or with-
out conditions, or deny the requested conditional
use permit. The Zoning Administrator or Hearing
Examiner shall have authority to grant the condi-
tional use permit upon making a determination, in
writing, that the use is consistent with subsection
G of this Section, Decision Criteria. The Zoning
Administrator or Hearing Examiner may limit the
term and duration of the conditional use permit.
Conditions imposed by the Zoning Administrator
or Hearing Examiner shall reasonably assure that
nuisance or hazard to life or property will not de-
velop. (Ord. 4404, 6-7-1993; Ord. 4584,
2-12-1996; Ord. 5191, 12-12-2005)
M. CONDITIONAL USE PERMIT TO BE
COMBINED WITH SITE PLAN REVIEW:
Where a use or development requires review un-
der RMC 4-9-200, Site Plan Review, the site plan
review and administrative conditional use permit
shall be combined. (Ord. 4404, 6-7-1993; Ord.
5191, 12-12-2005)
N. FINALIZATION: (Reserved) (Ord. 5191,
12-12-2005)
O. EXPIRATION AND EXTENSION:
See RMC 4-8-100H and I. (Ord. 5191,
12-12-2005)
P. MODIFICATIONS TO APPROVED
PLAN: (Reserved) (Ord. 5191, 12-12-2005)
4-9-040 CONDOMINIUM
CONVERSIONS:
A. PURPOSE: (Reserved)
B. AUTHORITY:
The Building Official is charged with the adminis-
tration and enforcement of this Section and is au-
thorized and directed to adopt, promulgate,
amend and rescind administrative rules consis-
tent with the provisions of this Section and neces-
sary to carry out the duties of the Building Official
hereunder. (Ord. 3366, 10-15-1979, eff.
10-24-1979)
C. APPLICABILITY TO CONVERSION OF
RENTAL UNITS TO CONDOMINIUMS AND
COOPERATIVES:
This Section shall apply only to the conversion
and sale of rental units that have not yet been
converted to condominium or cooperative units,
and to those units in converted buildings that are
not subject to a binding purchase commitment or
have not been sold on the effective date of this
Section (10-24-1979)
1. Exemptions: This Section shall not ap-
ply to condominium or cooperative units that
are vacant on October 24, 1979, and which
have been offered for sale prior to that date;
provided, that any tenant who takes posses-
sion of the unit after October 24, 1979, shall
be provided the disclosures required by sub-
section E of this Section and shall be entitled
to the benefits of that Section if the required
disclosures are not given.
D. APPLICABILITY TO TENANTS
OCCUPYING RENTAL UNITS:
This Section shall apply only to those tenants and
subtenants who occupy rental units in converted
buildings at the time the notices, offers and disclo-
sures provided by this Section are required to be
delivered. This Section shall not apply to tenants
who take possession of a unit vacated by a tenant
who has received the notices and other benefits
provided by this Section; provided, that develop-
ers shall disclose in writing to all tenants who take
possession after service of the notice required by
subsection E of this Section, that the unit has
been sold or will be offered for sale as a condo-
minium or cooperative. This disclosure shall be
made prior to the execution of any written rental
agreement or prior to the tenant’s taking posses-
sion, whichever occurs earlier. A developer’s fail-
(Revised 1/08)9 - 4.2
This page left intentionally blank.
4-9-040F
9 - 7 (Revised 10/06)
building during the six (6) months immediately
preceding the offer for sale; (3) an itemization
of the repairs and improvements to be com-
pleted before close of sale; (4) a statement of
the services and expenses which are being
paid for by the developer but which will in the
future be terminated, or transferred to the pur-
chaser, or transferred to the owners’ associa-
tion; (5) an accurate estimate of the useful life
of the building’s major components and me-
chanical systems (foundation, exterior walls,
exterior wall coverings other than paint or sim-
ilar protective coating, exterior stairs, floors
and floor supports, carpeting in common ar-
eas, roof cover, chimneys, plumbing system,
heating system, water heating appliances,
mechanical ventilation system, and elevator
equipment) and an estimate of the cost of re-
pairing any component whose useful life will
terminate in less than five (5) years from the
date of this disclosure. For each system and
component whose expected life cannot be ac-
curately estimated, the developer shall pro-
vide a detailed description of its present
condition and an explanation of why no esti-
mate is possible. In addition, the developer
shall provide an itemized statement in budget
form of the monthly costs of owning the unit
that the purchaser intends to buy. The item-
ization shall include but shall not be limited to:
(a) payments on purchase load; (b) taxes; (c)
insurance; (d) utilities (which shall be listed in-
dividually); (e) homeowner’s assessments; (f)
the projected monthly assessment needed for
replacing building components and systems
whose life expectancy is less than five (5)
years; and (g) a statement of the budget as-
sumptions concerning occupancy and infla-
tion factors.
4. Warranty of Repairs – Set Aside for
Repairs: Each developer shall warrant for
one year from the date of completion all im-
provements and repairs disclosed pursuant
to subsection E3 of this Section.
5. Unlawful Representations: It shall be
unlawful for any developer, agent or person to
make or cause to be made in any disclosure
or other document required by this Section
any statement or representation that is know-
ingly false or misleading. It shall also be un-
lawful for any developer, agent or other
person to make, or cause to be made, to any
prospective purchaser, including a tenant,
any oral representation which differs from the
statements made in the disclosures and other
documents required to be provided tenants
and purchasers by this Section.
6. Purchaser’s Right to Rescind: Any
purchaser who does not receive the notices,
disclosures and documents required by this
Section may, at any time prior to closing of the
sale, rescind, in writing, any binding purchase
agreement without any liability on the pur-
chaser’s part and the purchaser shall there-
upon be entitled to the return of any deposits
made on account of this agreement.
7. Delivery of Notice and Other Docu-
ments: Unless otherwise provided, all no-
tices, contracts, disclosures, documents and
other writings required by this Section shall
be delivered by registered or certified mail,
return receipt requested. The refusal of regis-
tered or certified mail by the addressee shall
be considered adequate delivery. All docu-
ments shall be delivered to tenants at the ad-
dress specified on the lease or rental
agreement between the tenant and the devel-
oper or landlord. If there is no written lease or
rental agreement then documents shall be
delivered to the tenants’ address at the con-
verted building or the last known address of
the tenant, if other than the address at the
converted building. In any sublet unit all doc-
uments shall be delivered to the tenant at his
current address, if known, and to the sub-
tenant in possession. If the tenant’s current
address is unknown, then two (2) copies of all
documents shall be delivered to the sub-
tenant, one addressed to the tenant and the
other addressed to the subtenant. Delivery of
the one hundred twenty (120) day notice of
intention to sell required by subsection E2 of
this Section, the developer’s offer to sell, and
all disclosure documents shall be delivered to
the tenants in a converted building at a meet-
ing between the developer and the tenants.
The meeting shall be arranged by the devel-
oper at a time and place convenient to the
tenants. At the meeting the developer shall
discuss with the tenants the effect that the
conversion will have upon the tenants.
Should any tenant refuse to acknowledge ac-
ceptance of the notice, offer and disclosures,
the developer shall deliver the documents in
the manner prescribed in this subsection.
8. Acceptance of Offers: Acceptance by
tenants or other beneficiaries of offers pro-
4-9-040G
(Revised 10/06)9 - 8
vided pursuant to this Section shall be in writ-
ing and delivered to the developer by
registered or certified mail, return receipt re-
quested, postmarked on or before the expira-
tion date of the offer.
G. COMPLAINTS:
Any person subjected to any unlawful practice as
set forth in this Section may file a complaint in
writing with the Building Official. The Building Of-
ficial is hereby authorized and directed to receive
complaints and conduct such investigations as
are deemed necessary. Whenever it is deter-
mined that there has been a violation of this Sec-
tion, the Building Official is authorized to send
written notice of said violation to the person re-
sponsible for the violation. If, within ten (10) days
of said notice, the responsible person makes writ-
ten request for reconciliation, the applicable de-
partment director is authorized to attempt to
conciliate the matter by conference or otherwise
and secure a written conciliation agreement.
H. COUNCIL WAIVER OF
REQUIREMENTS:
The City Council is authorized to waive strict com-
pliance with this Section in specific individual in-
stances where the developer can show with clear,
cogent and convincing evidence that: (1) the fi-
nancial burden required to comply would greatly
outweigh the benefits and would create an unrea-
sonable hardship upon the developer; or (2) the
units have been offered for sale as condominium
units prior to the effective date of this Section
(10-24-1979) and the developer has incurred sig-
nificant financial obligations with the intention of
meeting such obligations with the proceeds of the
sale of such units, and the provisions of this Sec-
tion will prevent meeting such obligation. (Ord.
3366, 10-15-1979)
I. VIOLATIONS OF THIS CHAPTER AND
PENALTIES:
Unless otherwise specified, violations of this Sec-
tion are misdemeanors subject to RMC 1-3-1.
(Ord. 4351, 5-4-1992; Ord. 5159, 10-17-2005)
4-9-050 DANGEROUS BUILDINGS –
ABATEMENT OF:
A. ADOPTION BY REFERENCE:
The “1997 Uniform Code for the Abatement of
Dangerous Buildings” published by the Interna-
tional Conference of Building Officials, of which
one copy has heretofore been filed and is now on
file in the office of the City Clerk and made avail-
able for examination by the public, is hereby
adopted by reference. (Ord. 5221, 9-11-2006;
Ord. 4546, 7-24-1995)
B. PURPOSE:
It is the purpose of the provisions of this Section
to provide a just, equitable and practicable
method, to be cumulative with and in addition to
any other remedy provided by any code or ordi-
nance of the City, whereby buildings and/or struc-
tures which from any cause endanger the life,
limb, health, morals, property, safety or welfare of
the general public or their occupants, may be re-
quired to be repaired, vacated or demolished.
C. APPLICABILITY:
The provisions of this Section shall apply to all
dangerous buildings as herein defined, which are
now in existence, or which may hereafter be con-
structed in the City.
D. APPEALS:
1. Authority and Process: The Board of
Appeals, under Chapter 5 of the “1997 Uni-
form Code for the Abatement of Dangerous
Buildings,” shall be the Hearing Examiner.
Appeals may be filed pursuant to RMC
4-8-110, Appeals. (Ord. 5221, 9-11-2006)
2. Public Hearing Attendance: The Hear-
ing Examiner shall hold a hearing at the time
and place specified in the complaint of the
Building Official, in which all parties in interest
shall be given the right to file an answer to the
complaint, to appear in person or otherwise,
and to give testimony.
3. Examiner Findings and Decision: If af-
ter such hearing the Hearing Examiner shall
determine that such structure is, in fact, a
dangerous building as herein defined, the Ex-
aminer shall reduce such findings of fact to
writing, in support of such determination and
shall issue or cause to be issued and to be
served upon the owner or party in interest of
any such “dangerous building” in the manner
provided herein for the service of the com-
plaint an order which shall require the owner
or party in interest, within the time specified in
such order, to repair, alter or improve such
dwelling, building or structure and to render it
fit for human habitation or other use, or to va-
cate and close the dwelling, building or struc-
4-9-060C
9 - 9 (Revised 3/06)
ture, if such course of action is deemed
proper, or specified, to remove or demolish
such dwelling, building or structure.
4. Recording of Order: If no appeal is filed
from such order in the manner herein pro-
vided for, then a copy of such order shall be
filed with the Auditor of King County.
E. VIOLATIONS OF THIS CHAPTER AND
PENALTIES:
Unless otherwise specified, violations of this Sec-
tion are misdemeanors subject to RMC 1-3-1.
(Ord. 4546, 7-24-1995; Ord. 5159, 10-17-2005)
4-9-060 DEFERRAL OF
IMPROVEMENT INSTALLATION
PROCEDURES:
A. PURPOSE: (Reserved)
B. TEMPORARY (NINETY (90) DAY)
OCCUPANCY PERMITS IN ADVANCE OF
IMPROVEMENT INSTALLATION –
BUILDING OFFICIAL DEFERRAL OF OFF-
AND ON-SITE IMPROVEMENTS FOR
OTHER THAN PLATS:
1. Applicability: A temporary occupancy
permit may be granted by the Building Offi-
cial, when the required improvements have
not been deferred or installed and in the opin-
ion of the Building Official are not necessary
for life, safety or health, or structural integrity
of the buildings on the site, and the improve-
ments are to be installed and completed
within ninety (90) days from the date of issu-
ance of temporary occupancy permit. (Ord.
4348, 5-4-1992)
2. Decision Criteria: (Reserved)
3. Security Required: In all such cases, a
certified or cashier’s check, letter of credit, set
aside letter, or other acceptable security must
be posted to the extent of one hundred fifty
percent (150%) of the estimated cost of the
improvements not installed and accepted.
The amount of said security shall be provided
by an estimate of the applicant together with
supporting data from a reputable contractor or
subcontractor and based upon full engineer-
ing plans. Such estimates shall be approved
by the Building Official of the City; however,
should the amount of the estimate be unac-
ceptable to the City, the applicant shall be re-
quired to provide further estimates acceptable
to the City. No temporary occupancy permit
shall be granted until the security amount has
been established following acceptable esti-
mates.
4. Expiration: Said temporary occupancy
permit shall be good for a period of not more
than ninety (90) days. After improvements
have been installed and approved by the City
the security herein shall be released and the
applicant may make application for a perma-
nent occupancy permit.
5. Extension of Temporary Occupancy
Permit Up to One Hundred Eighty (180)
Days: Should extenuating circumstances or
circumstances beyond the control of the ap-
plicant prevent the installation of such on-site
or off-site improvements, the Building Official
may extend the temporary occupancy permit
to a total maximum of one hundred eighty
(180) days. (Ord. 4348, 5-4-1992)
C. PLANNING/BUILDING/PUBLIC
WORKS ADMINISTRATOR’S DEFERRAL
OF PLAT IMPROVEMENTS OR
DEFERRAL OF OTHER ON- AND OFF-
SITE IMPROVEMENTS BEYOND
TEMPORARY OCCUPANCY PERMIT:
1. Applicability: If a developer wishes to
defer certain improvements listed in this Title
until after obtaining a certificate of occupancy
for any structures, or in the case of plats, final
plat approval, the written application shall be
made to the Planning/Building/Public Works
Administrator or his/her designee stating the
reasons why such delay is necessary. (Ord.
4521, 6-5-1995)
2. Decision Criteria: (Reserved)
3. Security Required: Upon approval by
the Planning/Building/Public Works Adminis-
trator or his/her designee for such deferment,
for good cause shown by the applicant, the
applicant shall thereupon furnish security to
the City in an amount equal to one hundred
fifty percent (150%) of the estimated cost of
the installation and required improvements.
The decision of the Administrator as to the
4-9-060C
(Revised 3/06)9 - 10
amount of such security shall be conclusive.
(Ord. 4521, 6-5-1995)
4. Plans for Improvements Required:
Should the Planning/Building/Public Works
Administrator or his/her designee grant the
deferral of part or all of the necessary on-site
improvements, then full and complete engi-
neering drawings of the on-site improve-
ments shall be submitted as a condition
precedent to the granting of any deferral.
(Ord. 3988, 4-28-1986)
5. Waiver of Requirement for Plans:
Board may waive requirement of construction
plans for short plat improvement deferrals.
6. Expiration: Such security shall list the
exact work that shall be performed by the ap-
plicant and shall specify that all of the de-
ferred improvements shall be completed
within the time specified by the Planning/
Building/Public Works Administrator or his/
her designee, and if no time is so specified,
then not later than one year. For plats, if no
time is established, then not later than one
year after approval of the final plat by the City
Council or one year after recording of a short
subdivision. The security shall be held by the
Finance Department. (Ord. 4521, 6-5-1995)
7. Extension of Time Limit: The Planning/
Building/Public Works Administrator or his/
her designee (Administrator) shall annually
review the deferred improvements and the
amount of the security. Should the Adminis-
trator determine that any improvement need
not be installed immediately, then the Admin-
istrator may extend the deferral for an addi-
tional period of time up to an additional year.
Any improvement deferred for five (5) years
shall be required to be installed or shall be
waived by the Administrator pursuant to RMC
4-9-250C, Waiver Procedures, unless the Ad-
ministrator determines that it is more likely
than not that the improvements would be in-
stalled within an additional five (5) year period
of time, in which case the Administrator may
continue to defer the improvements year to
year subject to the other conditions contained
in this Section. Should any improvement be
initiated before the lapse of a deferral, and
the work is diligently pursued, then the Ad-
ministrator may extend the deferral period for
a term equivalent to the time necessary to
complete construction, but subject, however,
to continuation of the security. At the same
time as the granting of any additional deferral,
the security for such deferral shall be re-
viewed and increased or decreased as the
Administrator shall deem necessary, but shall
remain in an amount equal to a minimum of
one hundred fifty percent (150%) of the esti-
mated cost of the installation of the deferred
improvement. (Ord. 3988, 4-28-1986)
8. Acceptable Security: Security accept-
able under this Section may be cash, letter of
credit, set aside letter; provided, that the
funds cannot be withdrawn, spent, or commit-
ted to any third party, or savings account as-
signed to the City and blocked as to
withdrawal by the secured party without the
City’s approval. Only if these security devices
are unavailable to the applicant, or the appli-
cant can show hardship, will the City accept a
performance bond. Any security device must
be payable to the City upon demand by the
City and not conditioned upon approval or
other process involving the applicant. Secu-
rity must be unequivocally committed to the
project being secured, and cannot be avail-
able for any other purpose. Any security that,
according to its terms, lapses upon a date
certain, will cause the deferral to lapse on that
same date unless additional adequate substi-
tute security has been posted prior to the ter-
mination date of the prior security. Each
security document posted with the City must
be approved by the City Attorney, whose de-
cision as to the acceptability of the security
shall be conclusive. (Ord. 4521, 6-5-1995)
9. Fee in Lieu of Required Street Im-
provements:
a. General. The provisions of this Sec-
tion establish under what circumstances
the requirements of this Chapter may be
satisfied with payment of a fee in lieu of
required street improvements.
b. Authority To Grant and Duration.
i. Application: If the proposed de-
velopment of the subject property re-
quires approval through a short plat
approval described in the subdivision
ordinance, a request for payment of a
fee in lieu of street improvements will
be considered as part of this process
under the provisions of this Section.
4-9-060C
9 - 11 (Revised 3/06)
ii. Duration: If granted under a
short plat review process, the autho-
rization to pay a fee in lieu of street
improvements is binding on the City
for all development permits issued
for that short plat approval under the
building code within five (5) years of
the granting of the request for pay-
ment of a fee in lieu of street im-
provements.
c. Standards: The City will not accept
the applicant’s proposed payment of a
fee in lieu of street improvements if the
Planning/Building/Public Works Adminis-
trator or his/her designee determines that
it is in the City’s interest that the street im-
provements be installed abutting the sub-
ject property, taking into account such
factors as the pedestrian safety impacts
that result from the development. The
City may accept payment of a fee in lieu
instead of requiring installation of street
improvements in the following circum-
stances:
i. There are no similar improve-
ments in the vicinity and there is no
likelihood that the improvements will
be needed or required in the next five
(5) years; or
ii. Installation of the required im-
provement would require substantial
off-site roadway modifications; or
iii. The Planning/Building/Public
Works Administrator or his/her desig-
nee determines that installation of
the required improvement would re-
sult in a safety hazard; or
iv. Other unusual circumstances
preclude the construction of the im-
provements as required.
d. Amount of Payment of Fee in Lieu
of Street Improvements. In each in-
stance where the City approves a pro-
posed fee-in-lieu under the provisions of
this Section, the amount of the fee-in-lieu
shall be one hundred percent (100%) of
the then-estimated cost of constructing
the street improvements that would oth-
erwise be required under this Chapter,
based on information compiled and kept
current by the Planning/Building/Public
Works Department on the cost of street
improvement construction.
e. Use of Funds. In each instance
where the City accepts payment of a fee
in lieu of installing a street improvement
under the provisions of this Section, the
City shall deposit those funds into a re-
serve account and expend the funds col-
lected within five (5) years of the date
collected to fund other pedestrian safety
improvements in the City.
f. No Further Obligation from the
Property. In each instance where the
City accepts payment of a fee in lieu of in-
stalling street improvements, the subject
property will not be subject to participa-
tion in future street improvement costs
(along the property frontage) unless re-
development occurs that will generate
more traffic trips than what was occurring
at the property at the time of the payment
of the fee in lieu of installation of street
improvements. (Ord. 5170, 12-5-2005)
10. (Repealed by Ord. 5170) (Ord. 4521,
6-5-1995)
11. Security Requirement Binding: The
requirement of the posting of any security
therefor shall be binding on the applicant and
the applicant’s heirs, successors and as-
signs. (Ord. 3988, 4-28-1986)
12. Record of Deferral: The Planning/
Building/Public Works Administrator or his/
her designee shall note for the Department’s
record the following information: the improve-
ments deferred, amount of security or check
deposited, time limit of security or check,
name of bonding company, and any other per-
tinent information. (Ord. 4521, 6-5-1995)
13. Transfer of Responsibility: Whenever
security has been accepted by the Planning/
Building/Public Works Administrator or his/
her designee, then no release of the owner or
developer upon that security shall be granted
unless a new party will be obligated to per-
form the work as agreed in writing to be re-
sponsible under the security, and has
provided security. In the instance where se-
curity would be provided by a condominium
owners’ association or property owners’ as-
4-9-065A
(Revised 3/06)9 - 12
sociation, then it shall be necessary for the
owners’ association to have voted to assume
the obligation before the City may accept the
security, and a copy of the minutes of the
owners’ association duly certified shall be
filed along with the security.
14. Administrative Approval Required
Prior to Transfer of Responsibility: The
City shall not be required to permit a substitu-
tion of one party for another on any security if
the Planning/Building/Public Works Adminis-
trator or his/her designee, after full review,
feels that the new owner does not provide
sufficient security to the City that the improve-
ments will be installed when required.
15. Proceeding Against Security: The
City reserves the right, in addition to all other
remedies available to it by law, to proceed
against such security or other payment in lieu
thereof. In case of any suit or action to en-
force any provisions of this code, the devel-
oper shall pay the City all costs incidental to
such litigation including reasonable attor-
ney’s fees. The applicant shall enter into an
agreement with the City requiring payment of
such attorney’s fees. (Ord. 4521, 6-5-1995;
Ord. 5156, 9-26-2005)
4-9-065 DENSITY BONUS REVIEW:
A. PURPOSE:
The purpose of the density bonus review is to pro-
vide a procedure to review requests for density
bonuses authorized in chapter 4-2 RMC. Density
bonuses are offered to meet the intent of the
Comprehensive Plan policies, including but not
limited to Land Use and Housing Element policies
and the purpose and intent of the zoning districts.
(Amd. Ord. 4985, 10-14-2002; Ord. 5137,
4-25-2005)
B. APPLICABILITY:
The density bonus review procedure and review
criteria are applicable to applicants who request
bonuses in the zones which specifically authorize
density bonuses in chapter 4-2 RMC. This Sec-
tion of chapter 4-9 RMC contains density bonus
procedures and review criteria for the R-14,
RM-U, COR 1, and COR 2 Zones. (Amd. Ord.
4985, 10-14-2002; Ord. 5137, 4-25-2005)
C. REVIEW PROCESS:
1. Concurrent Review: Density bonus re-
view shall occur concurrently with any other
required land use permit that establishes the
permitted density and use of a site, including
subdivisions, site plan review, and conditional
use permits. When the development proposal
does not otherwise require a subdivision, site
plan review, or conditional use permit to es-
tablish the permitted density of a site, but in-
cludes a density bonus request, the
development proposal shall be reviewed un-
der administrative site plan review require-
ments.
2. Reviewing Official: The Reviewing Offi-
cial for the required land use permit as de-
scribed in subsection C1 of this Section,
Concurrent Review, shall also determine
compliance with the density bonus process.
3. Submittal Requirements and Fees: An
applicant shall submit applications and fees
in accordance with the requirements for the
primary development application per chap-
ters 4-1 and 4-8 RMC. (Amd. Ord. 4985,
10-14-2002; Ord. 5137, 4-25-2005)
4-9-065D
9 - 12.1 (Revised 7/07)
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4-9-070A
(Revised 7/07)9 - 12.4b
4-9-070 ENVIRONMENTAL REVIEW
PROCEDURES:
A. PURPOSE:
The City, recognizing that man depends on his bi-
ological and physical surroundings for food, shel-
ter and other needs, and for cultural enrichment
as well, and recognizing further the profound im-
pact of man’s activity on the interrelations of all
components of the natural environment, particu-
larly the profound influences of population growth,
high density urbanization, industrial expansions,
resource utilization and exploitation and new and
expanding technological advances, and recogniz-
ing further the critical importance of restoring and
maintaining environmental quality to the overall
welfare and development of man, declares that it
is the continuing policy of the City, in cooperation
with Federal, State and other local governments
and in cooperation with other concerned public
and private organizations, to use all practicable
means and measures in a manner calculated to
foster and promote the general welfare, to create
and maintain conditions under which man and na-
ture can exist in productive harmony, and fulfill the
social, economic and other requirements of
present and future generations of Washington cit-
izens.
In order to carry out the policy set forth in this Sec-
tion, it is the continuing responsibility of the City to
use all practicable means, consistent with other
essential considerations of State and City poli-
cies, to improve and coordinate plans, functions,
programs and resources to the end that the State
and its citizens may:
1. Fulfill the responsibilities of each genera-
tion as trustees of the environment for suc-
ceeding generations;
2. Assure for all people of Washington safe,
healthful, productive and aesthetically and
culturally pleasing surroundings;
3. Attain the widest range of beneficial uses
of the environment without degradation, risk
to health or safety, or other undesirable and
unintended consequences;
4. Preserve important historic, cultural and
natural aspects of our national heritage;
5. Maintain, wherever possible, an environ-
ment which supports diversity and variety of
individual choice;
6. Achieve a balance between population
and resource use which will permit high stan-
dards of living and a wide sharing of life’s
amenities; and
7. Enhance the quality of renewable re-
sources and approach the maximum attain-
able recycling of depletable resources.
The City recognizes that each person has a fun-
damental and inalienable right to a healthful envi-
ronment and that each person has a responsibility
to contribute to the preservation and enhance-
ment of the environment. (Amd. Ord. 4835,
3-27-2000)
B. APPLICABILITY:
This part contains the basic requirements that ap-
ply to the State Environmental Policy Act (SEPA)
process and sets forth methods and procedures
which will insure that presently unquantified envi-
ronmental amenities and values will be given ap-
propriate consideration in decision making along
with economic and technical considerations. To
the fullest extent possible, the City will utilize a
systematic, interdisciplinary approach which will
insure the integrated use of the natural and social
sciences and the environmental design arts in
planning and in decision making which may have
an impact on man’s environment. The policies
and goals set forth in this Section are supplemen-
tary to those set forth in existing authorizations of
the State and City.
1. Exemptions: See WAC 197-11-800.
(Amd. Ord. 4999, 1-13-2003)
C. INTERPRETATION:
To the fullest extent possible, the policies, regula-
tions and laws of the State of Washington and of
the City shall be interpreted and administered in
accordance with the policies set forth in this Title.
D. GENERAL STATE REQUIREMENTS –
ADOPTION BY REFERENCE:
The City of Renton adopts as its own the policies
and objectives of the State Environmental Policy
Act of 1971, as amended (chapter 43.21C RCW).
The City of Renton adopts the following sections
of chapter 197-11 WAC by reference:
4-9-070K
9 - 15 (Revised 6/05)
cation would serve no purpose if nonex-
empt action(s) were not approved; and a
department may withhold approval of ex-
empt actions that would lead to substan-
tial financial expenditures by a private
applicant when the expenditures would
serve no purpose if nonexempt action(s)
were not approved.
7. Timing for Decisions Relating to Cate-
gorical Exemptions: Identification of cate-
gorical exempt actions shall occur within ten
(10) days of submission of an adequate and
complete application.
8. Effect of Exemption: If a proposal is ex-
empt, none of the procedural requirements of
this Section apply to the proposal. The City
shall not require completion of an environ-
mental checklist for an exempt proposal.
J. ENVIRONMENTALLY SENSITIVE
AREAS/INAPPLICABLE EXEMPTIONS:
1. Maps Depicting Environmentally Criti-
cal Areas and Critical Area Designation:
a. Maps Adopted by Reference: The
map(s) in RMC 4-3-050Q identify critical
areas. The maps in RMC 4-3-090 identify
regulated Shorelines of the State. The
specific environmentally critical areas
where SEPA exemptions are not applica-
ble are identified in subsection J1b of this
section.
b. Critical Areas Designated: Wet-
lands, Protected Slopes, Very High Land-
slide Hazard Areas, Class 2 to 4 Streams
and Lakes, Shorelines of the State desig-
nated as Natural or Conservancy, or
Shorelines of the State designated Urban
if also meeting the requirement of sub-
section J2a or J2c of this Section, and the
one hundred (100) year floodway, as
mapped and identified pursuant to sub-
section J1a of this Section, or when
present according to the critical area
classification criteria of RMC 4-3-050, are
designated as environmentally critical ar-
eas pursuant to the State Environmental
Policy Act, WAC 197-11-908.
2. Inapplicable State Environmental Pol-
icy Act (SEPA) Exemptions:
a. General: Certain exemptions do not
apply on lands covered by water, and this
remains true regardless of whether or not
lands covered by water are mapped.
b. Environmentally Critical Areas:
For each environmentally critical area,
the exemptions within WAC 197-11-800
that are inapplicable for that area are:
WAC 197-11-800(1)
WAC 197-11-800(2)(d, e, g)
WAC 197-11-800(6)(a)
WAC 197-11-800(24)(a, b, c, d, f, g)
WAC 197-11-800(25)(f, h)
c. Wetlands: The following SEPA cate-
gorical exemptions shall not apply to wet-
lands:
WAC 197-11-800(1)
WAC 197-11-800(2)
WAC 197-11-800(3)
WAC 197-11-800(4)
WAC 197-11-800(6)
WAC 197-11-800(8)
WAC 197-11-800(25)
Unidentified exemptions shall continue to ap-
ply within environmentally critical areas of the
City.
3. Threshold Determinations for Propos-
als Located within Environmentally Sensi-
tive Areas: The City shall treat proposals
located wholly or partially within an environ-
mentally sensitive area no differently than
other proposals under this Section, making a
threshold determination for all such propos-
als. The City shall not automatically require
an EIS for a proposal merely because it is
proposed for location in an environmentally
sensitive area. (Ord. 4835, 3-27-2000; Ord.
5137, 4-25-2005)
K. ENVIRONMENTAL CHECKLIST: (Amd.
Ord. 4835, 3-27-2000)
1. When Required: A completed environ-
mental checklist (or a copy), in the form pro-
vided in WAC 197-11-960, shall be filed at the
same time as an application for a permit, li-
cense, certificate, or other approval not spe-
4-9-070L
(Revised 6/05)9 - 16
cifically exempted in this Section; except, a
checklist is not needed if the Environmental
Review Committee and applicant agree an
EIS is required, SEPA compliance has been
completed, or SEPA compliance has been
initiated by another agency.
2. Use of Checklist to Determine Lead
Agency and Threshold Determination:
The department within the City receiving the
application or initiating the action shall use
the environmental checklist to determine the
lead agency. If the City is the lead agency, the
Environmental Review Committee shall use
the environmental checklist for making the
threshold determination.
3. Checklist Preparation Process for Pri-
vate Proposals: For private proposals, the
department within the City receiving the appli-
cation will require the applicant to complete
the environmental checklist, providing assis-
tance as necessary. The Environmental Re-
view Committee may require that it, and not
the private applicant, will complete all or part
of the environmental checklist for a private
proposal, if either of the following occurs:
a. The City has technical information on
a question or questions that is unavail-
able to the private applicant; or
b. The applicant has provided inaccu-
rate information on previous proposals or
on proposals currently under consider-
ation.
4. Checklist Preparation Process for City
Proposals: For City proposals, the depart-
ment initiating the proposal shall complete
the environmental checklist for that proposal.
5. Optional Environmental Review Prior
to Preparation of Detailed Plans and Spec-
ifications: If the City’s only action on a pro-
posal is a decision on a building permit or
other license that requires detailed project
plans and specifications, the applicant may
request in writing that the Environmental Re-
view Committee conduct an environmental
review prior to submission of detailed plans
specification. A completed environmental
checklist shall be submitted along with the
appropriate environmental fees. The Environ-
mental Review Committee may require spe-
cific detailed information at any time.
L. THRESHOLD DETERMINATION
PROCESS: (Amd. Ord. 4835, 3-27-2000)
This part contains rules for evaluating the impacts
of the proposals not requiring an environmental
impact statement (EIS).
1. Adoption by Reference: The City
adopts the following sections by reference, as
supplemental in this part:
WAC
197-11-310 Threshold determination
required.
197-11-315 Environmental checklist.
197-11-330 Threshold determination pro-
cess.
197-11-335 Additional information.
197-11-340 Determination of nonsignifi-
cance (DNS).
197-11-350 Mitigated DNS.
197-11-355 Optional DNS process. (Ord.
4725, 5-18-1998)
197-11-360 Determination of significance
(DS)/initiation of scoping.
197-11-390 Effect of threshold determina-
tion. (Ord. 3891, 2-25-1985)
2. Identification of Impacts: As much as
possible, the Environmental Review Commit-
tee should assist the applicant with identifica-
tion of impacts to the extent necessary to
formulate mitigation measures.
3. Time Limits for Issuing Threshold De-
terminations: The following time limits (ex-
pressed in calendar days) shall apply to the
processing of all private projects and to those
governmental proposals submitted to this
City by other agencies:
a. Threshold Determinations When
No Additional Information Is Re-
quired: Threshold determinations not re-
quiring further information from the
applicant or consultation with agencies
with jurisdiction should be completed
within fifteen (15) days of submission of
an adequate application and the com-
pleted checklist.
b. Threshold Determinations When
Additional Information Is Required:
Threshold determinations requiring fur-
ther information from the applicant or
consultation with other agencies with ju-
risdiction should be completed within
4-9-070L
9 - 16.1 (Revised 6/05)
twenty (20) days of receiving the re-
quested information from the applicant or
the consulted agency; requests by the
City for such further information should
be made within twenty (20) days of the
submission of an adequate application
and completed checklist; when a request
for further information is submitted to a
consulted agency, the City shall wait a
maximum of thirty (30) days for the con-
(Revised 6/05)9 - 16.2
This page left intentionally blank.
4-9-070R
9 - 23 (Revised 12/05)
197-11-736 Determination of significance
(DS).
197-11-738 EIS.
197-11-740 Environment.
197-11-742 Environmental checklist.
197-11-744 Environmental document.
197-11-746 Environmental review.
197-11-748 Environmentally sensitive area.
197-11-750 Expanded scoping.
197-11-752 Impacts.
197-11-754 Incorporation by reference.
197-11-756 Lands covered by water.
197-11-758 Lead agency.
197-11-760 License.
197-11-762 Local agency.
197-11-764 Major action.
197-11-766 Mitigated DNS.
197-11-768 Mitigation.
197-11-770 Natural environment.
197-11-772 NEPA.
197-11-774 Nonproject.
197-11-776 Phased review.
197-11-778 Preparation.
197-11-780 Private project.
197-11-782 Probable.
197-11-784 Proposal.
197-11-786 Reasonable alternative.
197-11-788 Responsible official.
197-11-790 SEPA.
197-11-792 Scope.
197-11-793 Scoping.
197-11-794 Significant.
197-11-796 State agency.
197-11-797 Threshold determination.
197-11-799 Underlying governmental action.
2. Interpretation:
a. Unless the context clearly requires
otherwise:
i. Use of the singular shall include
the plural and conversely.
ii. “Preparation” of environmental
documents refers to preparing or su-
pervising the preparation of docu-
ments, including issuing, filing,
printing, circulating, and related re-
quirements.
iii. “Impact” refers to environmental
impact.
iv. “Permit” means “license” (WAC
197-11-760).
v. “Commenting” includes but is
not synonymous with “consultation”.
vi. “Environmental cost” refers to
adverse environmental impact and
may or may not be quantified.
vii. “EIS” refers to draft, final, and
supplemental EISs (WAC
197-11-405 and 197-11-738).
viii. “Under” includes pursuant to,
subject to, required by, established
by, in accordance with, and similar
expressions of legislative or adminis-
trative authorization or direction.
ix. “Shall” is mandatory.
x. “May” is optional and permissive
and does not impose a requirement.
xi. “Include” means “include but
not limited to”.
b. The following terms are synony-
mous:
i. Effect and impact (WAC
197-11-752).
ii. Environment and environmental
quality (WAC 197-11-740).
iii. Major and significant (WAC
197-11-764 and 197-11-794).
iv. Proposal and proposed action
(WAC 197-11-784).
v. Probable and likely (WAC
197-11-782).
c. In addition to those definitions con-
tained within WAC 197-11-700 through
197-11-799, when used in this Section,
the following terms shall have the follow-
ing meanings, unless the context indi-
cates otherwise:
DEPARTMENT: Any division, subdivision
or organizational unit of the City estab-
lished by ordinance, rule, or order.
DNS: Determination of nonsignificance.
4-9-070S
(Revised 12/05)9 - 24
DS: Determination of significance.
EARLY NOTICE: The City’s response to
an applicant stating whether it considers
issuance of a determination of signifi-
cance likely for the applicant’s proposal
(mitigated determination of nonsignifi-
cance (DNS) procedures).
EIS: Environmental impact statement.
ERC: The Environmental Review Com-
mittee of the City of Renton.
ORDINANCE: The ordinance, resolu-
tion, or other procedure used by the City
to adopt regulatory requirements.
SEPA RULES: Chapter 197-11 WAC
adopted by the Department of Ecology.
S. FORMS ADOPTED BY REFERENCE:
(Amd. Ord. 4835, 3-27-2000)
The City adopts the following forms and sections
by reference:
WAC
197-11-960 Environmental checklist.
197-11-965 Adoption notice.
197-11-970 Determination of nonsignifi-
cance (DNS).
197-11-980 Determination of significance
(DS).
197-11-985 Notice of assumption of lead
agency status.
197-11-990 Notice of action.
T. APPEALS: (Amd. Ord. 4835,
3-27-2000)
Except for permits and variances issued pursuant
to RMC 4-3-090, Shoreline Master Program Reg-
ulations, when any proposal or action is granted,
conditioned, or denied on the basis of SEPA by a
nonelected official, the decision shall be appeal-
able to the Hearing Examiner under the provi-
sions of RMC 4-8-110, Appeals. (Ord. 3891,
2-25-1985)
U. EXPIRATION: (Reserved)
V. MODIFICATIONS OF APPROVED
PLANS: (Reserved)
4-9-075 PERMITS:
A. APPLICABILITY:
Utilities providing service within the City of
Renton (cable TV, cable modem, natural gas,
telecommunications, and electrical) shall do so
under approved franchise or agreement with the
City. If, for any reason, a utility is allowed to pro-
vide service within the City of Renton without an
approved agreement with the City, they shall be
subject to the permitting requirements of this Sec-
tion.
B. PERMIT REQUIRED:
Construction by one of these utilities within rights-
of-way, easements, and on public property is sub-
ject to a permit.
C. SUBMITTAL REQUIREMENTS FEES:
1. Fees: Fees shall be stipulated in RMC
4-1-180A.
2. Submittal Requirements: Submittal re-
quirements shall be stipulated by the Devel-
opment Services Division. (Ord. 5153,
9-26-2005)
4-9-080 GRADING, EXCAVATION
AND MINING PERMITS AND
LICENSES:
A. PURPOSE: (Reserved)
B. APPLICABILITY:
Except as exempted in subsection C of this Sec-
tion, no person shall do any work without first ob-
taining the required special permit and license.
Separate special permits and licenses shall be re-
quired for each site and may cover both excava-
tions and fills. (Ord. 2820, 1-14-1974, eff.
1-19-1974, Amd. Ord. 3098, 12-17-1996, eff.
1-26-1977, Ord. 3592, 12-14-1981)
C. EXEMPTIONS:
No person shall do any mining, excavation or
grading without first having obtained a special
permit from the Hearing Examiner and an annual
license issued by the Development Services Divi-
sion with the concurrence of the Building Official,
except for the following:
1. An excavation below finished grade for
basements and footings of a building, retain-
4-9-080F
9 - 25 (Revised 12/05)
ing wall or other structure authorized by a
valid building permit. This shall not exempt
any fill made with the material from such ex-
cavation nor exempt any excavation having
an unsupported height greater than five feet
(5′) after the completion of such structure.
2. Cemetery graves.
3. Excavations for water wells or tunnels or
installation of service utilities by public and
private utilities.
4. An excavation which (a) is less than two
feet (2′) in depth, or (b) which does not create
a cut slope greater than five feet (5′) in height
and steeper than one and one-half horizontal
to one vertical (1-1/2:1), or which does not ex-
ceed fifty (50) cubic yards on any one lot and
does not obstruct a drainage course.
5. A fill less than one foot (1′) in depth, and
placed on natural terrain with a slope flatter
than five horizontal to one vertical (5:1) or
less than three feet (3′) in depth, not intended
to support structures, which does not exceed
fifty (50) cubic yards on any one lot and does
not obstruct a drainage course.
6. The construction or maintenance of on-
site roads in remote areas; or excavation or
grading for farming purposes; or on-site con-
struction. In cases of on-site construction, the
plans for such activities shall require the prior
written approval of the City.
D. SUBMITTAL REQUIREMENTS AND
FEES:
Shall be as listed in RMC 4-1-140G, Grade and
Fill License Fees, and 4-8-120, Submittal Re-
quirements.
E. REVIEW PROCESS FOR MINOR
ACTIVITY:
1. Building Section Authority: In order to
expedite small projects, any mining, excava-
tion or grading of five hundred (500) cubic
yards or less shall be reviewed by the Devel-
opment Services Division. The Division may
accept, reject, modify or impose reasonable
conditions which shall include but are not lim-
ited to posting of bonds; installation of land-
scaping; limitation of work hours; control of
dust and mud; rehabilitation and reuse of the
site. Proper application shall be made to the
Development Services Division.
2. Annual License: Application for the an-
nual license shall be made to the Develop-
ment Services Division. The Division may
issue a license for the work.
3. Time for Completion: All work is to be
completed within ninety (90) days from the
date of issuance or the license shall be null
and void.
4. Issuance of License: The plans and re-
ports shall be approved by the Development
Services Division before a license is issued.
5. Revocation of Permit: The Develop-
ment Services Division is authorized to re-
voke any annual license issued pursuant to
the terms of this Section if after due investiga-
tion they determine that the permittee has vi-
olated any of the provisions of this Section.
Notice of revocation shall be in writing and
shall advise the licensee of the violations
found. The permittee shall have a reasonable
period of time not to exceed forty five (45)
days in which to remedy the defects or omis-
sions specified. In the event the licensee fails
or neglects to do so within the time period, the
order of revocation shall be final. A total or
partial stop work order may be issued for
good reason. (Ord. 2820, 1-17-1974; Amd.
3592, 12-14-1992)
F. REVIEW PROCESS FOR MAJOR
ACTIVITY:
1. Authority:
a. Hearing Examiner Authority: For
any mining, excavation or grading in ex-
cess of five hundred (500) cubic yards,
the Hearing Examiner shall review, ap-
prove, disapprove, or approve with condi-
tions the location of the site and its effect
on the surrounding area.
b. Development Services Division
Authority: The Development Services
Division, which is the administering au-
thority, shall enforce the requirements of
the Hearing Examiner and the standards
established by this Title.
4-9-080F
(Revised 12/05)9 - 26
2. Special Fill and Grade Permit Re-
quired: The Hearing Examiner may grant a
special permit, after a public hearing thereon
in any zone, to allow the drilling, quarrying,
mining or depositing of minerals or materials,
including but not limited to petroleum, coal,
sand, gravel, rock, clay, peat and topsoil. A
special permit shall be required on each site
of such operation. (Ord. 2820, 1-14-1974;
Amd. Ord. 3098, 12-17-1976; Amd. Ord.
3592, 12-14-1981)
3. Annual Grading License: A special per-
mit shall be granted prior to the Development
Services Division issuing any annual license
authorized by this Section. Licenses granted
shall be issued for not more than one year
and may be renewed if the operation is pro-
gressing according to the approved plans.
4. Review Criteria for Special Grade and
Fill Permit: To grant a special permit, the
Hearing Examiner shall make a determina-
tion that:
a. Compatibility of Proposed Use:
The proposed activity would not be un-
reasonably detrimental to the surround-
ing area. The Hearing Examiner shall
consider, but is not limited to, the follow-
ing:
i. Size and location of the activity.
ii. Traffic volume and patterns.
iii. Screening, landscaping, fencing
and setbacks.
iv. Unsightliness, noise and dust.
v. Surface drainage.
vi. The length of time the applica-
tion of an existing operation has to
comply with nonsafety provisions of
this Title.
5. Progressive Rehabilitation and Re-
use: The Hearing Examiner shall approve
the reuse of the site and the phasing to
achieve the reuse.
6. Conformance with Examiner’s Ap-
proved Plan Required: In the event that a
permit is granted, excavation, removal or fill
shall be permitted only in accordance with the
plan approved by the Hearing Examiner. Re-
habilitation shall take place in accordance
with the approved plan and in a logical se-
quence so that satisfactory conditions shall
be maintained on the premises. Rehabilita-
tion shall be done in stages compatible with
continuing operations. The Hearing Examiner
may require the drafting of rehabilitation
plans by a licensed landscape architect.
7. Final Approval: After the applicant has
completed the approved amount of excava-
tion, fill or other activity, the final grading of the
site, and the applicant or another developer
begins to develop or construct the new use of
the site, the Development Services Division
shall relinquish jurisdiction of this Section pro-
vided reasonable progress is occurring on the
new use.
8. Other Requirements/Noncity Review:
Issuing a permit under this Section does not
relieve the holder from requirements of other
government agencies. In addition to the re-
quirements of the State Surface Mining Rec-
lamation Act, review by other interested City,
County, State and Federal organizations may
be requested.
9. Inspection and Enforcement Author-
ity: The Development Services Division shall
have jurisdiction of the activities regulated in
this Section after a special permit has been
granted by the Hearing Examiner. For inspec-
tion purposes, any duly authorized member
of this Division shall have the right and is em-
powered to enter upon any premises at rea-
sonable hours where activities regulated by
this Section are occurring. This Division is
empowered to issue orders, grant, renew and
revoke such licenses as are provided for in
accordance with this Section.
10. Expiration and Extensions: The spe-
cial permit shall be null and void if the appli-
cant has not begun activity within six (6)
months after the granting of the permit, unless
the Hearing Examiner grants an extension of
time. Special permits are valid until the ap-
proved plans have been satisfactorily com-
pleted.
11. Transferability of Special Permit: The
special permit is transferable to other per-
sons, firms and corporations, and the special
4-9-090F
9 - 26.1 (Revised 12/05)
permit shall continue with the activity on the
site unless a new special permit is granted.
12. Modifications to Approved Plans:
(Reserved)
G. VIOLATIONS AND PENALTIES:
1. Revocation of Special Permit: If the an-
nual license has been revoked; if the annual
license has not been issued for a three (3)
year period; or if the applicant has not com-
plied with the conditions of the special permit,
the Hearing Examiner may revoke the special
permit. (Ord. 2820, 1-17-1974; Amd. Ord.
3098, 12-17-1976, Ord. 3592, 12-14-1981)
2. Violations of This Chapter and Penal-
ties: Unless otherwise specified, violations of
this Section are misdemeanors subject to
RMC 1-3-1. (Ord. 5159, 10-17-2005)
4-9-090 HOME OCCUPATIONS:
A. DEFINITION:
Any commercial use conducted entirely within a
dwelling or garage and carried on by persons re-
siding in that dwelling unit which is clearly inci-
dental and secondary to the use of the dwelling as
a residence. (Ord. 4665, 5-19-1997)
B. PURPOSE:
The City recognizes the need for some citizens to
use their place of residence for limited nonresi-
dential activities. It is the intent of this Section to
preserve the character of residential neighbor-
hoods and guarantee all residents freedom from
excessive noise, excessive traffic, nuisance, fire
hazard and other possible adverse effects of
home occupations and to establish qualification
standards for home occupations. (Ord. 4493,
1-23-1995)
C. APPLICABILITY:
A home occupation business in a lawfully estab-
lished dwelling unit may be permitted under the
provisions of this Section. “Garage Sale” as de-
fined in RMC 4-11-070 shall not be considered as
an allowable home occupation.
1. Exemptions: The provisions of this Sec-
tion do not apply to adult or child day care
businesses. Applicable regulations for day
care are found in the WAC or within the State
Department of Social and Health Services
standards. (Ord. 4404, 6-7-1993)
D. PROHIBITED OCCUPATIONS:
The occupations listed below are prohibited since
they change the residential character of the struc-
ture and shall not be considered incidental and
secondary to the use of the residence for dwelling
purposes:
1. Kennels and other boarding for pets.
2. Automobile and associated mechanical
repairs.
3. Businesses which dispense regulated
substances. (Ord. 4493, 1-23-1995)
E. CITY BUSINESS LICENSE
REQUIRED:
A business license must be obtained from the City
Finance and Information Services Department.
F. APPLICATION AND REVIEW
PROCEDURES:
The following conditions must be met to obtain a
business license for all home occupations:
1. Business License Application: Sub-
mission of a complete application to the Fi-
nance and Information Services Department
for a business license. That Department shall
refer the application to the Zoning Adminis-
trator for review of the proposed use under
this Code Section.
a. Development Services Division
Application: If the proposed home occu-
pation will have customer visits, more
than six (6) business-related deliveries
per week, or any external indication of
commercial activity, then additional infor-
mation is required from the applicant pur-
(Revised 12/05)9 - 26.2
This page left intentionally blank.
4-9-110B
9 - 29 (Revised 12/05)
1. The proposed location of the hobby ken-
nel will not have an adverse effect on abutting
or adjacent properties.
2. Past history of animal control complaints
relating to the dogs and cats of the applicant
at the address for which the hobby kennel li-
cense is applied.
3. Facility specifications/dimensions in
which the dogs and cats are to be main-
tained.
4. Animal size, type and characteristics of
breed.
5. The zoning classification of the premises
on which the hobby kennel is maintained.
6. Compliance with the requirements of
RMC 4-4-010, Standards and Review Criteria
for Keeping Animals, and 4-4-010G, Addi-
tional Requirements for Hobby Kennels (Four
(4) to Eight (8) Animals).
G. CONDITIONS:
The Development Services Division Director or
designee, in reviewing a hobby kennel license ap-
plication, may require soundproofing as it deems
necessary to ensure the compatibility of the hobby
kennel with the surrounding neighborhood. Other
conditions may be applied based upon the deter-
mination of the Director or designee that condi-
tions are warranted to meet the purpose and in-
tent of applicable regulations and decision criteria.
H. PERIOD OF VALIDITY, INDIVIDUAL
LICENSES:
A hobby kennel license shall be valid as long as
the operator is in compliance with the City re-
quirements and has not had the hobby kennel li-
cense and related home occupation license
revoked or renewal refused. In addition, all ani-
mals shall be individually licensed according to
the regulations found in chapter 5-4 RMC, Animal
Licenses.
I. VIOLATION AND PENALTIES:
1. Revocation of Business License: If, af-
ter conducting an investigation the Reviewing
Official finds that the operation of such hobby
kennel home occupation is in violation of the
provisions of this Section and/or the terms
and conditions subject thereto, he or she
shall refer the findings to the City Finance and
Information Services Director who may re-
voke the home occupation business license
pursuant to RMC 5-5-3G, General Business
License Penalties.
2. License – Waiting Period Following
Revocation or Refusal to Renew: For a pe-
riod of one year after the date of revocation or
refusal to renew, licenses shall not be issued
for hobby kennels to applicants who have
previously had such license revoked or re-
newal refused. In addition, the applicant must
meet the requirements of this Section or any
provisions of the animal control authority.
3. Violations of This Chapter and Penal-
ties: Notwithstanding the revocation powers
of the Finance and Information Services Di-
rector, and unless otherwise specified, viola-
tions of this Section are misdemeanors
subject to RMC 1-3-1. (Ord. 5159,
10-17-2005)
J. APPEAL:
The applicant or a citizen may appeal the deci-
sion of the Reviewing Official pursuant to RMC
4-8-110, Appeals.
(Ord. 3927, 7-15-1985; Ord. 4493, 1-23-1995;
Amd. Ord. 4963, 5-13-2002)
4-9-110 MANUFACTURED AND
MOBILE HOME PARKS:
A. PURPOSE:
It is the purpose of this Section to provide a
means of regulating manufactured home parks so
as to promote the health, safety, morals, general
welfare and esthetics of the City of Renton. Man-
ufactured home parks should provide a pleasant
residential environment which will be an enjoy-
able place to live and a residential asset to the
City. (Ord. 3746, 9-19-1983)
B. APPLICABILITY:
Development of mobile home parks shall conform
to the regulations established herein. It shall be il-
legal to allow or permit any mobile home to re-
main in the mobile home park unless a proper
space is available for it. (Ord. 3902, 4-22-1985)
1. Exemptions: (Reserved)
4-9-110C
(Revised 12/05)9 - 30
C. AUTHORITY:
1. Building Official: It shall be the duty of
the Building Official to enforce all provisions
of this Section. (Ord. 3746, 9-19-1983)
2. Development Services Division: The
Development Services Division shall be re-
sponsible for administering the review, design
and construction provisions of this Section.
For inspection purposes, any of the members
of the Development Services Division or their
duly authorized representatives and agents
shall have the right and are hereby empow-
ered to enter upon any premises at any rea-
sonable time on which any trailers or mobile
homes, as above defined, are located. The
Development Services Division is empow-
ered to issue orders, grant, renew and revoke
such permits and licenses as are provided for
in accordance with the provisions of this Sec-
tion.
3. Hearing Examiner: The Hearing Exam-
iner is designated as the official agency of the
City for the review and approval of the design
of a proposed mobile home park and the con-
duct of public hearings thereon.
D. SUBMITTAL REQUIREMENTS AND
FEES: (Reserved)
E. PARK REVIEW PROCEDURES:
1. Application: The procedure for review
and approval of a mobile home park consists
of the preparation and submission to the
Hearing Examiner of a mobile home park
plan of the proposed mobile home park.
2. Referrals, Recommendations of De-
partment: The Development Services Divi-
sion shall transmit copies of the proposed
mobile home park plan to the Department of
Public Works, the health agency, Fire Depart-
ment and copies to other department heads
and agencies as necessary for their review
and recommendation. Two (2) copies shall be
retained by the Hearing Examiner. These de-
partments and agencies shall make, within
the scope of their municipal functions, their
respective recommendations regarding the
mobile home park plan to the Development
Services Division, in writing, not less than fif-
teen (15) days prior to the date of hearing.
3. Public Notice: Shall be as required by
RMC 4-8-090, Public Notice Requirements.
4. Recommendations to Hearing Exam-
iner: The Development Services Division
shall transmit the application, the proposed
mobile home park plan and the respective
recommendations of City departments and
other public agencies, together with the De-
velopment Services Division recommenda-
tions, to the Hearing Examiner for study at
least seven (7) days prior to any such hearing.
5. Conditions of Approval: The Hearing
Examiner may make any such changes or
modifications he deems necessary in the de-
sign or layout of a mobile home park to opti-
mize the development and use of the site, to
protect adjoining and/or surrounding proper-
ties, developments, traffic patterns and/or ac-
cessibility.
6. Installation: A surety bond of not less
than four hundred dollars ($400.00) per acre
of the mobile home for a maximum of two (2)
year period guaranteeing to the City the in-
stallation according to the approved land-
scape plan of walls, fences and landscaping
required herein shall be posted prior to the is-
suance of any permits to construct the park.
7. Construction Timing: No grading, con-
struction or similar activities, except the clear-
ing of land, shall be permitted until the
Hearing Examiner has given approval to the
final plan.
8. Certificate of Occupancy: A signed cer-
tificate of occupancy shall signify that the mo-
bile home park has been satisfactorily
completed according to the approved final
plan and the requirements of this Section.
F. DEFERRALS:
See RMC 4-9-060.
G. MAINTENANCE:
1. General: The mobile home park shall be
kept in good repair to insure that said park
shall be a pleasant, safe and sanitary living
environment for present and future inhabit-
ants.
2. Landscaping: The mobile park shall be
kept in good repair and landscaped areas
4-9-120E
9 - 31 (Revised 12/05)
maintained. Landscaped areas will be sub-
ject to periodic inspection by the Develop-
ment Services Division. Landscaping shall be
kept neat and orderly.
H. EXPIRATION AND EXTENSION:
The approval of the mobile home park plan shall
lapse unless a building permit based thereon is
submitted within three (3) years from the date of
such approval unless extended for good cause by
the Hearing Examiner upon proper written appli-
cation by the developer for a period not to exceed
one year. Only one such extension shall be
granted.
I. MODIFICATIONS TO APPROVED
PLANS: (Reserved)
J. VIOLATION AND PENALTIES:
1. Revocation of License: The Building Of-
ficial is hereby authorized to revoke any li-
cense issued pursuant to the terms of this
Chapter if after due investigation it is deter-
mined that the owner thereof has violated any
of the provisions of this Chapter or that any
mobile home or mobile home park is being
maintained in an unsanitary or unsafe manner
or is a nuisance. Such notice of revocation
shall be in writing and shall advise the lic-
ensee of the violations found. The licensee
shall have a period of ten (10) days in which
to remedy the defects or omissions therein
specified. In the event that the licensee fails
or neglects to do so within the said ten (10)
day period, the order of revocation shall be fi-
nal.
2. Misdemeanor: In addition to subsection
J1 of this Section, any person, firm or corpo-
ration violating any of the provisions of this
Section shall, upon conviction, be guilty of a
misdemeanor subject to RMC 1-3-1, and
each such person, firm or corporation shall be
deemed guilty of a separate offense for each
and every day or portion thereof during which
any violation of any of the provisions of this
Chapter is committed, continued or permit-
ted. (Ord. 3746, 9-19-1983; Ord. 5159,
10-17-2005)
K. APPEALS:
See RMC 4-8-110.
4-9-120 NONCONFORMING USES/
STRUCTURES REBUILD APPROVAL
PERMITS:
A. PURPOSE OF PERMIT:
The purpose of a rebuild approval permit is to al-
low nonconforming uses and/or structures that
became nonconforming as a consequence of
Code amendments in June 1993 and thereafter,
to be re-established and/or rebuilt in certain zon-
ing districts where they would normally be prohib-
ited because the costs associated with re-
establishing the use and/or structure exceed fifty
percent (50%) of their most recently assessed or
appraised value prior to the loss or damage.
B. APPLICABILITY:
The owner of any existing building or structure
that was legally established and has been contin-
uously occupied, or a use that has been continu-
ously in existence on the site but is now
nonconforming because of a change in City codes
in June 1993 or thereafter, may apply for a rebuild
approval permit. Uses or structures that cannot
substantiate that they were legal at the time they
were established shall not be eligible for this per-
mit.
C. AUTHORITY:
The Hearing Examiner shall hear all requests for
rebuild approval permits for nonconforming uses.
The Planning/Building/Public Works Administra-
tor shall make determinations regarding rebuild
approval permit applications for nonconforming
structures, unless such applications are coupled
with rebuild approval permit applications for non-
conforming uses that are being heard by the
Hearing Examiner.
D. SUBMITTAL REQUIREMENTS AND
FEES:
Submittal requirements and fees shall be as
specified in RMC 4-1-170, Land Use Review
Fees, and 4-8-120C, Land Use Applications.
E. REVIEW CRITERIA FOR
NONCONFORMING USES:
The Reviewing Official may issue a rebuild ap-
proval permit only when the continuance of the
use is determined to be in the public interest and
such uses are: (1) found to be compatible with
other existing and potential uses/structures in the
general area; or (2) can be made to be compatible
with the application of appropriate conditions. The
Reviewing Official shall consider the following
4-9-120F
(Revised 12/05)9 - 32
factors when considering a request for a rebuild
approval permit for a nonconforming use. In order
to grant the permit, at least four (4) of these fac-
tors shall be complied with:
1. Community Need: There shall be a
community need for the proposed use at its
present location; and the continuance of the
nonconforming use should not result in either
the detrimental overconcentration of a partic-
ular use within the City or within the area sur-
rounding the site.
2. Location: The existing location is or can
be made suitable for the existing use.
3. Effect on Adjacent Property: The exist-
ing nonconforming use has not resulted in un-
due adverse effects on adjacent properties
from noise, traffic, glare, vibration, etc., (i.e.,
does not exceed normal levels in these areas
emanating from surrounding permitted uses).
4. Historical Significance: The existing
use was associated with a historical event or
activity in the community and as a result has
historical significance.
5. Economic Significance: The existing
use provides substantial benefit to the com-
munity because of either the employment of
a large number of people in the community,
the generation of considerable retail and/or
business/occupation tax revenues to the City,
or it provides needed affordable housing.
6. Timeliness with Existing Plans and
Programs: Because of the anticipated mar-
ket timing for permitted uses in the zone, re-
tention of the existing nonconforming use
would not impede or delay the implementa-
tion of the City’s Comprehensive Plan.
F. REVIEW CRITERIA FOR
NONCONFORMING STRUCTURES:
The Reviewing Official may issue a rebuild ap-
proval permit only when the continuance of the
structure is determined to be in the public interest
and such structures are: (1) found to be compati-
ble with other existing and potential uses/struc-
tures in the general area; or (2) can be made to
be compatible with the application of appropriate
conditions. The Planning/Building/Public Works
Administrator shall consider the following factors,
when considering a request for a rebuild approval
permit for a nonconforming structure. In order to
grant the permit, he/she shall find that at least
three (3) of the following criteria have been satis-
fied:
1. Architectural and/or Historic Signifi-
cance: The structure represents a unique re-
gional or national architectural style or an
innovation in architecture because of its style,
use of materials, or functional arrangement,
and is one of the few remaining examples of
this.
2. Architectural Compatibility with Sur-
rounding Structures: The nonconforming
building or structure was part of a unified
streetscape of similar structures that is un-
likely to be replicated unless the subject
structure is rebuilt per, or similar to, its original
plan.
3. Potential of Site for Redevelopment:
Redevelopment of the site with a conforming
structure is unlikely either because the size of
the existing lot may be too small to be eco-
nomical, or because the characteristics of ad-
jacent permitted uses (that might normally be
expected to expand to such a site) currently
might preclude their expansion. Typically,
economic hardship would not be considered
for a variance, but is a consideration here.
4. Condition of Building/Structure: If
nonconforming as to the provisions of the
City’s Building Code, the building or structure
and surrounding premises have generally
been well maintained and is not considered to
be a threat to the public health, welfare, or
safety, or it could be retrofitted so as not to
pose such a threat.
5. Departure from Development Regula-
tions: If nonconforming with the provisions of
the City’s development regulations, the build-
ing or structure does not pose a threat to the
public health, welfare or safety, or could be
modified so as not to pose such a threat.
G. DECISION OPTIONS:
The approving body may grant, with or without
conditions, or deny a requested rebuild approval
permit. Such a permit, if granted, typically would
carry conditions with it pertaining to how a dam-
4-9-140C
9 - 33 (Revised 12/05)
aged structure would be allowed to redevelop.
The approving body may, for example, limit the
term and duration of the rebuild approval permit
as well as impose conditions.
H. CONDITIONS OF APPROVAL:
Conditions imposed by the approving body shall
reasonably assure that nuisance or hazard to life
or property will not develop. A rebuild approval
permit for a nonconforming use and/or structure
may, for example, be conditioned upon the provi-
sion and/or guarantee by the applicant that nec-
essary public improvements, facilities, utilities
and/or services needed to support the use/struc-
ture will be provided, or the provision of other fea-
tures that would make the use/structure more
compatible with its surroundings.
I. EXPIRATION:
Conditions imposed relating to the duration of a
permit for a use or structure should also reflect
reasonable amortization periods for any substan-
tial upgrades to the premises that are required by
City Code.
J. EXTENSIONS: (Reserved)
K. APPEALS:
The final decision of the Reviewing Official on a
rebuild approval permit application is appealable
pursuant to RMC 4-8-110. (Ord. 4584, 2-12-1996;
Amd. Ord. 4963, 5-13-2002)
4-9-130 OCCUPANCY PERMITS:
A. PURPOSE: (Reserved)
B. APPLICABILITY:
No vacant land shall be occupied or used and no
building hereafter erected shall be occupied or
used, nor shall the use of a building be changed
from a use limited to one district to that of any
other district as defined by this Chapter until a
certificate of occupancy shall have been issued
by the Building Official. No permit for excavation
for any building shall be issued before the appli-
cation has been made for certificate of occu-
pancy. (Ord. 1472, 12-18-1953)
1. Exemptions: (Reserved)
C. CERTIFICATE AVAILABLE UPON
REQUEST:
Upon a written request of the owner, the Building
Official shall issue a certificate of occupancy for
any building or land existing at the time this Code
takes effect, certifying, after inspection, the use of
the building or land and whether such use con-
forms to the provisions of the Code. Where a plat
as above provided is not already on file, an appli-
cation for a certificate of occupancy shall be ac-
companied by a survey in duplicate form such as
is required for a permit.
D. TIMING AND PROCEDURE:
Certificate of occupancy for the use of vacant
lands or the change in the use of land as herein
provided shall be applied for before any such land
shall be occupied or used, and a certificate of oc-
cupancy shall be issued within ten (10) days after
the application has been made, providing such
use is in conformity with the provisions of these
regulations. (Ord. 1472, 12-18-1953)
E. TEMPORARY OCCUPANCY PERMITS:
See RMC 4-9-060, Deferral of Improvement In-
stallation Procedures.
4-9-140 OPEN SPACE,
AGRICULTURAL AND TIMBER
LANDS; CURRENT USE
ASSESSMENT:
A. PURPOSE, APPLICABILITY, AND
ADOPTION OF STATE RULES BY
REFERENCE:
The City further adopts, by reference herein, the
Open Space Taxation Act Rules as promulgated
by the Department of Revenue, State of Washing-
ton, on the date of October 23, 1970, or as same
may be amended from time to time. (Ord. 2844,
4-1-1974)
B. APPLICATION SUBMITTAL
REQUIREMENTS: (Reserved)
C. PROCESSING FEE:
Fees for processing any application by any owner
in pursuance of chapter 84.34 RCW (Open
Space, Agricultural and Timber Lands – Current
Use Assessment) shall be as listed in RMC
4-1-170A, which fee is payable to the City of
Renton upon filing of the application by any such
owner and said fee shall be delivered by the King
4-9-140D
(Revised 12/05)9 - 34
County Assessor to the City of Renton upon refer-
ral of any such application to the legislative body
of the City. Such fee shall be deposited in the gen-
eral fund of the City of Renton.
D. REFUND OF FEE UPON DENIAL OF
APPLICATION:
If any such application is not approved by the City
of Renton, said application fee shall be refunded
by the City Treasurer unto the applicant-owner.
(Ord. 2844, 4-1-1974)
4-9-150 PLANNED URBAN
DEVELOPMENT REGULATIONS:
A. PURPOSES:
There are two (2) principal purposes of the
planned urban development regulations. First, it
is the purpose of these regulations to preserve
and protect natural features of the land. Second,
it is also the purpose of these regulations to en-
courage innovation and creativity in the develop-
ment of residential, business, manufacturing, or
mixed use developments by permitting a variety
in the type, design, and arrangement of structures
and improvements.
In order to accomplish these purposes, this Sec-
tion is established to permit development which is
not limited by the strict application of the City’s
zoning, parking, street, and subdivision regula-
tions when it is demonstrated that such new de-
velopment will be superior to traditional
development under standard regulations. In con-
sideration of the latitude given and the absence of
conventional restrictions, the reviewing agencies,
Hearing Examiner, and City Council shall have
wide discretionary authority in judging and ap-
proving or disapproving the innovations which
may be incorporated into planned urban develop-
ments proposed under this Section. (Ord. 5153,
9-26-2005)
B. APPLICABILITY:
Any applicant seeking to permit development
which is not limited by the strict application of the
City’s zoning, parking, street, and subdivision
regulations in a comprehensive manner shall be
subject to this Section. Any amendment to exist-
ing planned urban developments shall be subject
to this Chapter.
1. Zones: Planned urban developments
may be permitted in the following zoning dis-
tricts, when processed and approved as pro-
vided in this Section:
a. All zones, except R-1, R-4 and COR.
2. Code Provisions That May Be Modi-
fied:
a. In approving a planned urban devel-
opment, the City may modify any of the
standards of chapters 4-2, 4-4, and 4-7
RMC and RMC 4-6-060, except as listed
in subsection B3 of this Section. All mod-
ifications shall be considered simulta-
neously as part of the planned urban
development.
b. An applicant may request additional
modifications from the requirements of
RMC Title 4, except those listed in sub-
section B3 of this Section. Approval for
modifications other than those specifi-
cally described subsection B2a of this
Section shall be approved by the City
Council prior to submittal of a preliminary
planned urban development plan.
3. Code Provisions Restricted from Mod-
ification:
a. Permitted Uses: A planned urban
development may not authorize uses that
are inconsistent with those uses allowed
by the underlying zone, or overlay dis-
trict, or other location restriction in RMC
Title 4, including, but not limited to: RMC
4-2-010 to 4-2-080, 4-3-010 to 4-3-040,
4-3-090, 4-3-095, and 4-4-010.
b. Density/Permitted Number of
Dwelling Units: The number of dwell-
ings units shall not exceed the density al-
lowances of the applicable base or
overlay zone or bonus criteria in chapter
4-2 or 4-9 RMC;
c. Planned Urban Development Reg-
ulations: The City may not modify any of
the provisions of this Section, Planned
Urban Development Regulations;
d. Procedures: The City may not mod-
ify any of the procedural provisions of
RMC Title 4, including, but not limited to,
fees, submittal requirements, and other
4-9-150D
9 - 35 (Revised 12/05)
similar provisions found in chapters 4-1,
4-7, 4-8 and 4-9 RMC; and
e. Specific Limitations: The City may
not modify any provision of RMC
4-3-050, Critical Areas Regulations,
4-3-090, Shoreline Master Program Reg-
ulations, 4-4-130, Tree Cutting and Land
Clearing, 4-4-060, Grading, Excavation
and Mining Regulations, chapter 4-5
RMC, or RMC 4-6-010 to 4-6-050 and
4-6-070 through 4-6-110 related to utili-
ties and concurrency, except that provi-
sions may be altered for these codes by
alternates, modification, conditional use,
or variance as specifically allowed in the
referenced Chapter or Section. Such al-
ternates, modification, conditional use, or
variance applications may be merged
with the consideration of a planned urban
development per RMC 4-9-150H. (Ord.
4351, 5-4-1992; Amd. Ord. 5153,
9-26-2005)
C. ROLES AND RESPONSIBILITY:
1. Development Services Division: The
Development Services Division shall be re-
sponsible for the general administration and
coordination of this Section. However, all pro-
posed Code modifications shall be reviewed
at the same time by the Hearing Examiner
and City Council.
2. Reviewing Agencies: City departments
shall review each proposed planned urban
development in accordance with procedures
in chapters 4-8 and 4-9 RMC as appropriate.
3. Hearing Examiner: The Hearing Exam-
iner is designated as the official agency of the
City for the conduct of public hearings and for
recommendation to the City Council for all re-
quested Code modifications and the overall
proposal itself.
4. City Council: The City Council, upon
recommendation by the Hearing Examiner
and the other agencies detailed in the para-
graph above, shall be the final approving
agency under this Section for all requested
Code modifications and the overall proposal
itself. (Ord. 4039, 1-19-1987; Amd. Ord.
5153, 9-26-2005)
D. DECISION CRITERIA:
The City may approve a planned urban develop-
ment only if it finds that the following requirements
are met.
1. Demonstration of Compliance and Su-
periority Required: Applicants must demon-
strate that a proposed development is in
compliance with the purposes of this Section
and with the Comprehensive Plan, that the
proposed development will be superior to that
which would result without a planned urban
development, and that the development will
not be unduly detrimental to surrounding
properties.
2. Public Benefit Required: In addition,
applicants shall demonstrate that a proposed
development will provide specifically identi-
fied benefits that clearly outweigh any ad-
verse impacts or undesirable effects of the
proposed planned urban development, par-
ticularly those adverse and undesirable im-
pacts to surrounding properties, and that the
proposed development will provide one or
more of the following benefits than would re-
sult from the development of the subject site
without the proposed planned urban develop-
ment:
a. Critical Areas: Protects critical ar-
eas that would not be protected other-
wise to the same degree as without a
planned urban development; or
b. Natural Features: Preserves, en-
hances, or rehabilitates natural features
of the subject property, such as signifi-
cant woodlands, native vegetation, to-
pography, or noncritical area wildlife
habitats, not otherwise required by other
City regulations; or
c. Public Facilities: Provides public fa-
cilities that could not be required by the
City for development of the subject prop-
erty without a planned urban develop-
ment; or
d. Overall Design: Provides a planned
urban development design that is supe-
rior in one or more of the following ways
to the design that would result from de-
velopment of the subject property without
a planned urban development:
4-9-150D
(Revised 12/05)9 - 36
i. Open Space/Recreation:
(a) Provides increased open
space or recreational facilities
beyond standard code require-
ments and considered equiva-
lent to features that would offset
park mitigation fees in Resolu-
tion 3082; and
(b) Provides a quality environ-
ment through either passive or
active recreation facilities and at-
tractive common areas, including
accessibility to buildings from
parking areas and public walk-
ways; or
ii. Circulation/Screening: Pro-
vides superior circulation patterns or
location or screening of parking facil-
ities; or
iii. Landscaping/Screening: Pro-
vides superior landscaping, buffer-
ing, or screening in or around the
proposed planned urban develop-
ment; or
iv. Site and Building Design: Pro-
vides superior architectural design,
placement, relationship or orientation
of structures, or use of solar energy;
or
v. Alleys: Provides alleys to at
least fifty percent (50%) of any pro-
posed single family detached, semi-
attached, or townhouse units.
3. Additional Review Criteria: A proposed
planned urban development shall also be re-
viewed for consistency with all of the follow-
ing criteria:
a. Building and Site Design:
i. Perimeter: Size, scale, mass,
character and architectural design
along the planned urban develop-
ment perimeter provide a suitable
transition to adjacent or abutting
lower density/intensity zones. Materi-
als shall reduce the potential for light
and glare.
ii. Interior Design: Promotes a co-
ordinated site and building design.
Buildings in groups should be related
by coordinated materials and roof
styles, but contrast should be pro-
vided throughout a site by the use of
varied materials, architectural detail-
ing, building orientation or housing
type; e.g., single family, detached, at-
tached, townhouses, etc.
b. Circulation:
i. Provides sufficient streets and
pedestrian facilities. The planned ur-
ban development shall have suffi-
cient pedestrian and vehicle access
commensurate with the location, size
and density of the proposed develop-
ment. All public and private streets
shall accommodate emergency vehi-
cle access and the traffic demand
created by the development as docu-
mented in a traffic and circulation re-
port approved by the City. Vehicle
access shall not be unduly detrimen-
tal to adjacent areas.
ii. Promotes safety through suffi-
cient sight distance, separation of ve-
hicles from pedestrians, limited
driveways on busy streets, avoid-
ance of difficult turning patterns, and
minimization of steep gradients.
iii. Provision of a system of walk-
ways which tie residential areas to
recreational areas, transit, public
walkways, schools, and commercial
activities.
iv. Provides safe, efficient access
for emergency vehicles.
c. Infrastructure and Services: Pro-
vides utility services, emergency ser-
vices, and other improvements, existing
and proposed, which are sufficient to
serve the development.
d. Clusters or Building Groups and
Open Space: An appearance of open-
ness created by clustering, separation of
building groups, and through the use of
well-designed open space and landscap-
4-9-150E
9 - 37 (Revised 12/05)
ing, or a reduction in amount of impervi-
ous surfaces not otherwise required.
e. Privacy and Building Separation:
Provides internal privacy between dwell-
ing units, and external privacy for adja-
cent dwelling units. Each residential or
mixed use development shall provide vi-
sual and acoustical privacy for dwelling
units and surrounding properties.
Fences, insulation, walks, barriers, and
landscaping are used, as appropriate, for
the protection and aesthetic enhance-
ment of the property, the privacy of site
occupants and surrounding properties,
and for screening of storage, mechanical
or other appropriate areas, and for the re-
duction of noise. Windows are placed at
such a height or location or screened to
provide sufficient privacy. Sufficient light
and air are provided to each dwelling
unit.
f. Building Orientation: Provides
buildings oriented to enhance views from
within the site by taking advantage of to-
pography, building location and style.
g. Parking Area Design:
i. Design: Provides parking areas
that are complemented by landscap-
ing and not designed in long rows.
The size of parking areas is mini-
mized in comparison to typical de-
signs, and each area related to the
group of buildings served. The de-
sign provides for efficient use of park-
ing, and shared parking facilities
where appropriate.
ii. Adequacy: Provides sufficient
on-site vehicular parking areas con-
sistent with the parking demand cre-
ated by the development as
documented in a parking analysis ap-
proved by the City. Parking manage-
ment plans shall ensure sufficient
resident, employee, or visitor parking
standards, and there shall be no reli-
ance on adjacent or abutting proper-
ties unless a shared parking
arrangement consistent with RMC
4-4-080 is approved.
h. Phasing: Each phase of the pro-
posed development contains the re-
quired parking spaces, open space,
recreation spaces, landscaping and utili-
ties necessary for creating and sustain-
ing a desirable and stable environment,
so that each phase, together with previ-
ous phases, can stand alone.
4. Compliance with Development Stan-
dards: Each planned urban development
shall demonstrate compliance with the devel-
opment standards contained in subsection E
of this Section. (Ord. 5153, 9-26-2005)
E. DEVELOPMENT STANDARDS:
1. Common Open Space Standard: Open
space shall be concentrated in large usable
areas and may be designed to provide either
active or passive recreation. Requirements
for residential, mixed use, commercial, and
industrial developments are described below.
a. Residential: For residential devel-
opments, open space must be equal to or
greater in size than the total square foot-
age of the lot area reductions requested
by the planned urban development, as il-
lustrated in Figure 1. The open space
shall not include a critical area and shall
be concentrated in large usable areas.
Stormwater facilities may be incorpo-
rated with the open space on a case-by-
case basis if the Reviewing Official finds:
i. The stormwater facility utilizes
the techniques and landscape re-
quirements set forth in The Inte-
grated Pond, King County Water and
Land Resources Division, or an
equivalent manual, or
ii. The surface water feature serves
areas outside of the planned urban
development and is appropriate in
size and creates a benefit.
4-9-150E
(Revised 12/05)9 - 38
Figure 1. Common Open Space Example
b. Mixed Use – Residential Portions:
Subsections E1bi to v of this Section
specify common open space standards
for the residential portions of mixed use
developments.
i. Mixed use residential and at-
tached housing developments of ten
(10) or more dwelling units shall pro-
vide a minimum area of common
space or recreation area equal to fifty
(50) square feet per unit. The com-
mon space area shall be aggregated
to provide usable area(s) for resi-
dents. The location, layout, and pro-
posed type of common space or
recreation area shall be subject to
approval by the Reviewing Official.
The required common open space
shall be satisfied with one or more of
the elements listed below. The Re-
viewing Official may require more
than one of the following elements for
developments having more than one
hundred (100) units.
(a) Courtyards, plazas, or mul-
tipurpose open spaces;
(b) Upper level common decks,
patios, terraces, or roof gardens.
Such spaces above the street
level must feature views or
amenities that are unique to the
site and provided as an asset to
the development;
(c) Pedestrian corridors dedi-
cated to passive recreation and
separate from the public street
system;
(d) Recreation facilities includ-
ing, but not limited to: tennis/
sports courts, swimming pools,
exercise areas, game rooms, or
other similar facilities; or
(e) Children’s play spaces.
ii. Required landscaping, drive-
ways, parking, or other vehicular use
areas shall not be counted toward
the common space requirement or
be located in dedicated outdoor rec-
reation or common use areas.
Site Area: 1.5 acres
Typical Lot Size: 4,500 sq. ft.
Total Number of Lots: 12
Site Area: 1.5 acres
Typical Lot Size: 3,500 sq. ft.
Total Number of Lots: 12
Open Space: 4,500 s.f. minus 3,500 s.f. = 1,000 s.f.
x 12 lots = 12,000 sq. ft.
Standard Subdivision Example Planned Urban Development
Approach
4-9-150E
9 - 39 (Revised 12/05)
iii. Required yard setback areas
shall not count toward outdoor recre-
ation and common space unless
such areas are developed as private
or semi-private (from abutting or ad-
jacent properties) courtyards, plazas
or passive use areas containing land-
scaping and fencing sufficient to cre-
ate a fully usable area accessible to
all residents of the development.
iv. Private decks, balconies, and
private ground floor open space shall
not count toward the common space/
recreation area requirement.
Figure 2. A visible and accessible residential common area containing landscaping and other amen-
ities.
v. Other required landscaping, and
sensitive area buffers without com-
mon access links, such as pedes-
trian trails, shall not be included
toward the required recreation and
common space requirement.
c. Mixed Use Nonresidential Por-
tions, or Commercial, or Industrial
Uses: The following subsections specify
common open space requirements appli-
cable to nonresidential portions of mixed
use developments or to single use com-
mercial or industrial developments:
i. All buildings and developments
with over thirty thousand (30,000)
square feet of nonresidential uses
(excludes parking garage floorplate
areas) shall provide pedestrian-ori-
ented space according to the follow-
ing formula:
1% of the lot area + 1% of the building area = Min-
imum amount of pedestrian-oriented space
4-9-150E
(Revised 12/05)9 - 40
Figure 3. Examples of pedestrian-oriented space associated with a large scale retail building.
ii. To qualify as pedestrian-oriented
space, the following must be in-
cluded:
(a) Visual and pedestrian ac-
cess (including barrier-free ac-
cess) to the abutting structures
from the public right-of-way or a
courtyard not subject to vehicular
traffic,
(b) Paved walking surfaces of
either concrete or approved unit
paving,
(c) On-site or building-mounted
lighting providing at least four (4)
foot-candles (average) on the
ground, and
(d) At least three (3) feet of
seating area (bench, ledge, etc.)
or one individual seat per sixty
(60) square feet of plaza area or
open space.
iii. The following features are en-
couraged in pedestrian-oriented
space and may be required by the
Reviewing Official.
(a) Pedestrian-oriented uses at
the building facade facing the pe-
destrian-oriented space.
(b) Spaces should be posi-
tioned in areas with significant
pedestrian traffic to provide inter-
4-9-150E
9 - 41 (Revised 12/05)
est and security – such as adja-
cent to a building entry.
(c) Pedestrian-oriented fa-
cades on some or all buildings
facing the space consistent with
Figure 4.
(d) Public seating that is dura-
ble or easily replaceable, main-
tainable, and accessible.
Figure 4. Pedestrian-oriented spaces, visible from the street, including ample seating areas, mov-
able furniture, special paving, landscaping components, and adjacent pedestrian-oriented uses.
iv. The following are prohibited
within pedestrian-oriented space:
(a) Adjacent unscreened park-
ing lots,
(b) Adjacent chain link fences,
(c) Adjacent blank walls,
(d) Adjacent dumpsters or ser-
vice areas, and
(e) Outdoor storage (shopping
carts, potting soil bags, firewood,
etc.) that do not contribute to the
pedestrian environment.
d. Open Space Orientation: The loca-
tion of public open space shall be consid-
ered in relation to building orientation,
sun and light exposure, and local micro-
climatic conditions.
e. Common Open Space Guidelines:
Common space areas in mixed use resi-
dential and attached residential projects
should be centrally located so they are
near a majority of dwelling units, accessi-
ble and usable to residents, and visible
from surrounding units.
i. Common space areas should be
located to take advantage of sur-
rounding features such as building
entrances, significant landscaping,
unique topography or architecture,
and solar exposure.
ii. In mixed use residential and at-
tached residential projects children’s
play space should be centrally lo-
cated, visible from the dwellings, and
away from hazardous areas like gar-
bage dumpsters, drainage facilities,
streets, and parking areas.
2. Private Open Space: Each residential
unit in a planned urban development shall
4-9-150F
(Revised 12/05)9 - 42
have usable private open space (in addition
to parking, storage space, lobbies, and corri-
dors) for the exclusive use of the occupants
of that unit. Each ground floor unit, whether
attached or detached, shall have private open
space which is contiguous to the unit and
shall be an area of at least twenty percent
(20%) of the gross square footage of the
dwelling units. The private open space shall
be well demarcated and at least ten feet (10′)
in every dimension. Decks on upper floors
can substitute for some of the required pri-
vate open space for upper floor units. For
dwelling units which are exclusively upper
story units, there shall be deck areas totaling
at least sixty (60) square feet in size with no
dimension less than five feet (5′).
3. Installation and Maintenance of Com-
mon Open Space:
a. Installation: All common area and
open space shall be landscaped in accor-
dance with the landscaping plan submit-
ted by the applicant and approved by the
City; provided, that common open space
containing natural features worthy of
preservation may be left unimproved.
Prior to the issuance of any occupancy
permit, the developer shall furnish a se-
curity device to the City in an amount
equal to the provisions of RMC 4-9-060.
Landscaping shall be planted within one
year of the date of final approval of the
planned urban development, and main-
tained for a period of two (2) years there-
after prior to the release of the security
device. A security device for providing
maintenance of landscaping may be
waived if a landscaping maintenance
contract with a reputable landscaping
firm licensed to do business in the City of
Renton is executed and kept active for a
two (2) year period. A copy of such con-
tract shall be kept on file with the Devel-
opment Services Division.
b. Maintenance: Landscaping shall be
maintained pursuant to requirements of
RMC 4-4-070.
4. Installation and Maintenance of Com-
mon Facilities:
a. Installation: Prior to the issuance of
any occupancy permits, all common facil-
ities, including but not limited to utilities,
storm drainage, streets, recreation facili-
ties, etc., shall be completed by the de-
veloper or, if deferred by the Planning/
Building/Public Works Administrator or
his/her designee, assured through a se-
curity device to the City equal to the pro-
visions of RMC 4-9-060, except for such
common facilities that are intended to
serve only future phases of a planned ur-
ban development. Any common facilities
that are intended to serve both the
present and future phases of a planned
urban development shall be installed or
secured with a security instrument as
specified above before occupancy of the
earliest phase that will be served. At the
time of such security and deferral, the
City shall determine what portion of the
costs of improvements is attributable to
each phase of a planned urban develop-
ment.
b. Maintenance: All common facilities
not dedicated to the City shall be perma-
nently maintained by the planned urban
development owner, if there is only one
owner, or by the property owners’ associ-
ation, or the agent(s) thereof. In the event
that such facilities are not maintained in a
responsible manner, as determined by
the City, the City shall have the right to
provide for the maintenance thereof and
bill the owner or property owners’ associ-
ation accordingly. Such bill, if unpaid,
shall become a lien against each individ-
ual property. (Ord. 5153, 9-26-2005)
F. PROCEDURE FOR PRELIMINARY
APPROVAL OF PLANNED URBAN
DEVELOPMENTS:
The approval of a planned urban development
shall be by the City Council, upon recommenda-
tion by the Hearing Examiner, and shall be pro-
cessed in accordance with the following
procedures:
1. Permit Process: Planned urban devel-
opments shall be processed consistent with
chapter 4-8 RMC as Type VI or VII permits as
specified.
2. Filing of Application: The application
for preliminary approval of a planned urban
development shall be filed with the Develop-
4-9-150F
9 - 43 (Revised 12/05)
ment Services Division accompanied by a fil-
ing fee as established by RMC 4-1-170, Land
Use Review Fees. Wherever a planned ur-
ban development is intended to be subdi-
vided into smaller parcels, an application for
preliminary plat approval may be submitted
together with the application for final planned
urban development approval. In such case,
the preliminary plat and the final planned ur-
ban development shall be processed and re-
viewed concurrently. Subsequent to final
planned urban development approval, a
planned urban development may also be
subdivided by the binding site plan process.
3. Informal Review: Prior to making appli-
cation for preliminary approval, the developer
shall submit a conceptual plan for preapplica-
tion review.
4. Submittal Requirements and Applica-
tion Fees: A preliminary development plan
shall be submitted to the Development Ser-
vices Division and shall include the general
intent of the development, apportionment of
land for buildings and land use, proposed
phases, if any, and such other information or
documentation which the Development Ser-
vices Division shall require. Submittal re-
quirements and fees shall be as listed in RMC
4-1-170, Land Use Review Fees, and RMC
4-8-120C, Land Use Applications.
5. Public Notice and Comment Period:
See RMC 4-8-090, Public Notice Require-
ments.
6. Phasing: Planned urban developments
may be proposed to be developed in one or
more phases. If developed in phases, each
phase of the planned urban development
shall contain adequate parking, open space,
recreation space, public benefits, landscap-
ing, buffering, circulation, utilities and other
improvements necessary so that each phase,
together with any earlier phases, may stand
alone and satisfy the purposes of this Sec-
tion. Further, each phase must meet the re-
quirements of subsection D2 of this Section,
Public Benefit Required, unless the public
benefits have been met by previously ap-
proved phases.
7. Review Process: The preliminary plan
shall be circulated to all reviewing depart-
ments for comments. The Development Ser-
vices Division shall evaluate whether the
plans comply with the development policies
of the Renton Comprehensive Plan and this
Section and shall make a recommendation to
the Hearing Examiner accordingly.
8. Decision:
a. Preliminary Planned Urban Devel-
opment – New Development: After pub-
lic hearing, the Hearing Examiner shall
recommend approval, approval with con-
ditions, or denial of the preliminary plan.
The City Council, at its discretion, follow-
ing recommendation of the Hearing Ex-
aminer, shall approve, modify or deny the
preliminary plan. City Council action to
approve a preliminary plan shall be by or-
dinance and shall include an accurate
description of the boundaries, land uses,
any modified development standards,
and number of units or building square
feet of the planned urban development,
and any phases thereof, as well as the ef-
fective date of approval and the date of
expiration of such approval.
b. Preliminary Planned Urban Devel-
opment – Existing Development with
Binding Site Plan: After public hearing,
the Hearing Examiner shall approve, ap-
prove with conditions, or deny the prelim-
inary plan. The preliminary plan shall
contain an accurate description of the
boundaries, land uses and number of
units of the planned urban development,
and any phases thereof, as well as the ef-
fective date of approval and the date of
expiration of such approval, on its face
prior to recording with King County.
9. Effect of an Approved Preliminary
Plan: The approval of a preliminary plan con-
stitutes the City’s acceptance of the general
project, including its density, intensity, ar-
rangement and design. Approval authorizes
the applicant or subsequent owner to apply
for final plan approval of the planned urban
development or phase(s) thereof. Preliminary
plan approval does not authorize any building
permits or any site work without appropriate
permits. An approved preliminary plan binds
the future planned urban development site
and all subsequent owners to the uses, den-
sities, and standards of the preliminary plan
until such time as a final plan is approved for
4-9-150G
(Revised 12/05)9 - 44
the entire site or all phases of the site, or a
new preliminary plan is approved, or the pre-
liminary plan is abandoned in writing or ex-
pires subject to the provisions of subsections
G and K of this Section.
10. Zoning Map Revised:
a. New Planned Urban Development
Approval: Upon the authority of the ap-
proval ordinance of a preliminary planned
urban development, the City shall place
the planned urban development ordi-
nance number as an overlay on the sub-
ject property on the City of Renton
Zoning Map.
b. Demonstration Ordinances: Ordi-
nances 4468 and 4550 which created
demonstration developments known as
Village on Union and certain divisions of
the Orchards are hereby considered final
planned urban developments for the pur-
poses of code implementation. (Ord.
5153, 9-26-2005)
G. FINAL PLAN REVIEW PROCEDURES:
1. Time Limits: The developer shall, within
two (2) years of the effective date of action by
the City Council to approve the preliminary
plan, submit to the Development Services Di-
vision a final development plan showing the
ultimate design and specific details of the pro-
posed planned urban development or the fi-
nal phase or phases thereof.
Upon application by the developer, the Hear-
ing Examiner may grant an extension of the
approved preliminary plan for a maximum of
twelve (12) months. Application for such ex-
tension shall be made at least thirty (30) days
prior to the expiration date of preliminary plan
approval. Only one such extension may be
granted for a planned urban development. If
a final development plan is not filed within
such two (2) years or within the extended
time period, if any, the planned urban devel-
opment preliminary plan shall be deemed to
have expired or been abandoned. To activate
an expired or abandoned planned urban de-
velopment a new application is required.
2. Submittal Requirements and Fees for
Final Plan Application: A final plan applica-
tion shall be submitted for a planned urban
development, or a phase thereof, to the De-
velopment Services Division. The proposed
final plan shall be in substantial conformance
with the approved preliminary plans, includ-
ing phasing, subject to the provisions of sub-
sections G4 and G5 of this Section. Submittal
requirements shall be as listed in RMC
4-8-120C, Land Use Applications. Applica-
tion fees shall be as listed in RMC 4-1-170,
Land Use Review Fees.
3. Public Notice: Public notice shall be
provided in the manner prescribed for prelim-
inary plans.
4. Minor Modifications: As part of the ap-
proval of a final plan, the City may require or
approve a minor deviation from the prelimi-
nary plan if:
a. The change is necessary because of
natural features of the subject property
not foreseen by the applicant or the City
prior to the approval of the preliminary
development plan; or
b. The change will not have the effect of
significantly reducing any area of land-
scaping, open space, natural area or
parking; or
c. The change will not have the effect of
increasing the density or significantly in-
creasing the total amount of floor area of
the planned urban development; or
d. The change will not result in any
structure, circulation or parking area be-
ing moved significantly in any direction;
or
e. The change will not reduce any set-
back approved as part of the preliminary
plan by more than ten percent (10%) and
the required minimum setback is met; or
f. The change will not result in a signifi-
cant increase in the height of any struc-
ture as approved in the preliminary plan;
or
g. The change will not increase or cre-
ate any adverse impacts or undesirable
effects on the surrounding neighborhood.
4-9-150G
9 - 45 (Revised 12/05)
5. Major Modifications: Major modifica-
tions are those which substantially change
the basic design, density, circulation, or open
space requirements of the planned urban de-
velopment. Major modifications to a prelimi-
nary plan planned urban development shall
be processed as a new preliminary plan.
6. Review and Approval of Final Plan:
The final plan shall be reviewed by the de-
partments and the Hearing Examiner, in the
manner prescribed for preliminary plans, to
determine if the final plan is in substantial
conformance with the approved preliminary
plan and is consistent with the purposes and
review criteria of this Section. After a public
hearing thereon, the Hearing Examiner shall
make a decision to approve, approve with
conditions or deny the final plan. The decision
shall include a description of the elements of
the approved planned urban development,
including land uses, number of units, phas-
ing, the effective date of approval and of ex-
piration, time limits, required improvements
and the schedule for implementation, and any
conditions that may apply to the planned ur-
ban development.
a. Covenants Required:
i. Covenants Generally: As a con-
dition of final planned urban develop-
ment approval, covenants shall be
executed that run with the land, and
with all subdivided portions thereof,
stating that such property is part of
an approved planned urban develop-
ment, and including the file number
thereof and a description of the uses,
densities and phases of the ap-
proved planned urban development.
Such covenant shall also be re-
corded for each property created
through any subsequent subdivi-
sions.
ii. Specifications of Variations:
All final planned urban developments
shall include specifications that are
recorded with the planned urban de-
velopment indicating which lots or
structures vary from which specific
zoning requirement. Covenants shall
indicate that such lots or structures
shall meet the standard created with
the approval of the planned urban
development or the current zone in
effect at the time of subsequent land
use, building or construction permits.
b. Property Owners’ Association Re-
quired: For residential planned urban
developments, the developer or owner(s)
of a planned urban development shall be
required to form a legally incorporated
property owners’ association prior to the
occupancy of any portion of a planned ur-
ban development. If there is only one
owner of the planned urban develop-
ment, either a property owners’ associa-
tion shall be formed or a covenant
running with the land shall be filed requir-
ing the formation of such an association
prior to the first subsequent sale of the
property, or portion thereof. For nonresi-
dential planned urban developments, the
City may establish covenants as neces-
sary to ensure maintenance of infrastruc-
ture and open space or other common
improvements.
7. Effect of an Approved Final Plan:
a. Standards Superimposed: The fi-
nal approval of a planned urban develop-
ment, under the procedures detailed in
this Section, shall superimpose the re-
quirements of that specific approved
planned urban development on the un-
derlying zone regulations as an excep-
tion thereto, to the extent that the
requirements of the planned urban devel-
opment modifies or supersedes the regu-
lations of the underlying zone. Final plan
approval shall be binding upon property
or the respective phase(s) with regards to
density, intensity, open space, uses, and
other standards until such time as a new
final planned urban development is ap-
proved or the final plan expires or is
abandoned subject to subsection K of
this Section.
b. Construction Authorized: Ap-
proval of a final planned urban develop-
ment is authorization to apply for building
permits to construct the planned urban
development.
4-9-150H
(Revised 12/05)9 - 46
8. Time Limits:
a. Expiration: The developer shall pre-
pare and submit building permit applica-
tions which are accepted as substantially
complete to the Development Services
Division within six (6) months of the effec-
tive date of approval. The developer shall
complete the approved planned urban
development or any phase thereof in-
cluded in the approved final plan within
two (2) years from the date of the deci-
sion to approve the final plan by the Hear-
ing Examiner, unless the Examiner
designates a shorter time. Failure to
complete the planned urban develop-
ment, or any phase thereof, within this
time limit will require the submittal of a
new preliminary and final plan application
in order to continue construction of the
planned urban development. Failure to
submit a new application or to complete
the planned urban development once
construction has begun shall constitute
abandonment of the planned urban de-
velopment subject to subsection J of this
Section. Expiration of any building permit
issued for a planned urban development
shall be governed by the provisions of the
applicable Building Code. Construction of
any portion of the planned urban devel-
opment requires a current approved
planned urban development and a cur-
rent building permit.
b. Remaining Preliminary Phases
with Completion of One Phase: Ap-
proval of a final plan for any phase of the
approved preliminary plan shall consti-
tute an extension for two (2) years of the
remainder of the preliminary plan from
the effective date of Hearing Examiner
action on the final plan. (Ord. 5153,
9-26-2005)
H. MERGER OF APPLICATIONS OR
REVIEW STAGES:
1. Merger of Review Stages: The appli-
cant may request that review and decision on
the preliminary plan and final plan be merged
in one decision. The merged decision shall
follow the procedural steps required of a pre-
liminary plan. However, the applicant shall
submit all plans and information in the detail
required for a final plan and shall comply with
all other requirements and standards for a fi-
nal plan.
2. Merger with Other Applications: A pre-
liminary planned urban development may be
considered simultaneously with any other
land use permit required for a proposal, in-
cluding but not limited to: preliminary plats,
short plats, binding site plans, critical area
modifications or variances, shoreline sub-
stantial developments permits, shoreline vari-
ances, shoreline conditional use permits,
grading regulation modifications or vari-
ances, or other applications. Where merged,
the review criteria for all of the applications
shall be considered simultaneously with the
planned urban development criteria in sub-
section C of this Section. Where there are
conflicts with review criteria, the criteria of
subsection C of this Section shall govern.
Where merged, all permits shall be consid-
ered simultaneously as part of the planned
urban development. The review authority
shall be determined consistent with RMC
4-8-080C2, Review Authority for Multiple Per-
mit Applications. (Ord. 5153, 9-26-2005)
I. APPEALS OF EXAMINER’S DECISION
ON A FINAL PLANNED URBAN
DEVELOPMENT:
The Hearing Examiner’s decision on a final
planned urban development may be appealed to
the City Council pursuant to RMC 4-8-110. If the
Hearing Examiner acts on appeal to approve a fi-
nal planned urban development, the decision will
include an effective date of approval consistent
with subsections G and K of this Section. (Ord.
5153, 9-26-2005)
J. BUILDING AND OCCUPANCY
PERMITS:
1. Conformance with Final Plan Re-
quired: Building permits shall be issued for
construction in planned urban developments
only in accordance with the approved final
plan.
2. Minor Adjustments to Final Plan:
a. Minor Adjustments Prior to Build-
ing Permits: Minor adjustments to the fi-
nal plan which involve only insignificant
revisions to the exact location and config-
uration of buildings, roadways, open
4-9-150K
9 - 47 (Revised 12/05)
space or other features and do not in-
volve any changes in density, relative
density within the site, intensity, architec-
tural style, housing type or other signifi-
cant characteristics of the planned urban
development may be approved by the
Development Services Division when is-
suing building permits. Adjustments that
are determined by the Development Ser-
vices Division to not be minor adjust-
ments shall require the submittal of a new
final plan or preliminary plan application,
according to subsections G4 and G5 of
this Section, Modifications.
b. Minor Variations to Development
following Final Planned Urban Devel-
opment: Property owners of units or im-
provements may apply for subsequent
land use, building, and construction per-
mits. Such permits may be approved sub-
ject to City requirements; provided, that
the proposals meet the standard created
with the approval of the planned urban
development or the current zone in effect
at the time of the application. Common
areas shall be maintained consistent with
the approved planned urban develop-
ment. Replacement of paving or land-
scaping to equivalent types is allowed
subject to City authorization that the ac-
tivities are consistent with the planned ur-
ban development approval and any
applicable City codes.
3. Occupancy Permit Issuance Proce-
dure: Occupancy permits shall be granted
consistent with the requirements in RMC Title
4. Conditions of approval shall be based upon
actions to be achieved prior to issuance of
construction permits or building permits. De-
ferrals of improvements shall be determined
by the Planning/Building/Public Works Ad-
ministrator pursuant to RMC 4-9-060.
4. Occupation of Structures: Any finished
structures, short of full implementation of an
approved final plan for a planned urban de-
velopment or those phases thereof, may be
occupied upon the issuance of a conditional
use permit by the Hearing Examiner together
with such conditions, covenants or other
terms in order to assure compliance with the
requirements of this Section, Development
Standards, and/or any other applicable provi-
sion of this Section and the City’s zoning reg-
ulations. (Ord. 5153, 9-26-2005)
K. EXPIRATION OR ABANDONMENT OF
A PLANNED URBAN DEVELOPMENT:
1. Expiration: Expiration of an approved
preliminary plan shall be defined as failure to
satisfy the time limits or other requirements of
submitting a final plan application. Expiration
of an approved final plan planned urban de-
velopment shall be defined as failure to ini-
tiate construction of a planned urban
development. Expiration can only occur if no
on-site construction has begun or a lack of
significant progress under those building per-
mits has occurred. Upon expiration of a pre-
liminary or final plan, the undeveloped site
may only be developed if a new preliminary
and final plan planned urban development is
approved or if the City Council, by ordinance,
removes the planned urban development
designation and revokes the original ap-
proval.
2. Abandonment: “Abandonment of a pre-
liminary and/or final plan” for the purpose of
this Section shall mean the failure and ne-
glect of the developer to meet the require-
ments of subsection G9 of this Section, or to
diligently pursue the project and the improve-
ments incidental thereto for a period of six (6)
months, after beginning or completing con-
struction of any of the residential units, utili-
ties, streets or other improvements of any
phase of a planned urban development.
Abandonment shall also occur when the ap-
plicant has provided a written statement indi-
cating that he/she is abandoning the
preliminary and/or final plan.
3. Resuming Development of an Aban-
doned Planned Urban Development Site:
In order to resume development of an aban-
doned planned urban development site, a
new final plan application shall be submitted
for any partially completed phase of the
planned urban development and a new pre-
liminary plan application shall be submitted
for all remaining portions of the site. In any
case, all subsequent preliminary or final
plans shall adhere to the Renton City Code
provisions in force at the time of resubmission
including open space, dwelling unit density
and setback requirements. No building per-
mits shall be issued, renewed or extended
4-9-150L
(Revised 12/05)9 - 48
until such new preliminary or final plans are
approved. (Ord. 5153, 9-26-2005)
L. APPEAL OF COUNCIL DECISION ON
PLANNED URBAN DEVELOPMENT:
The action, by ordinance, of the City Council to
approve, modify or deny a planned urban devel-
opment shall be final and conclusive, unless the
time period specified in RMC 4-8-110, Appeals,
an aggrieved party obtains a writ of review from
Superior Court. If Council acts in appeal to ap-
prove a preliminary planned urban development,
the decision will include an effective date of ap-
proval consistent with subsection G and K of this
Section. (Ord. 4039, 1-19-1987; Ord. 5153,
9-26-2005)
M. VIOLATIONS OF THIS CHAPTER AND
PENALTIES:
Unless otherwise specified, violations of this Sec-
tion are misdemeanors subject to RMC 1-3-1.
(Ord. 4351, 5-4-1992; Ord. 5153, 9-26-2005; Ord.
5159, 10-17-2005)
4-9-160 PUBLIC ART EXEMPTION
PROCEDURE:
A. PURPOSE: (Reserved)
B. APPLICABILITY:
“Objects of art” for the purposes of this Section
shall include, but not be limited to, sculptures,
wall paintings, murals, collages or banners by art-
ists recognized by the Renton Municipal Arts
Commission and when consistent with guide-
lines, if any, established by the Renton Municipal
Arts Commission. (Ord. 4401, 5-3-1993)
C. CRITERIA FOR EXEMPTIONS FROM
SIGN CODE REQUIREMENTS:
Objects of art are exempt from the requirements
of the City’s Sign Code when:
1. Sited in a manner as to be readily acces-
sible to pedestrians for passive viewing;
2. Sited in a manner so as not to unduly di-
vert the attention of motorists from the road-
way;
3. Stationary and do not revolve or other-
wise move;
4. Not illuminated;
5. In good taste and reasonably reflect ac-
ceptable community values;
6. Of sufficient durability so as to have a life
expectancy of at least ten (10) years;
7. Not used or referred to in the media or by
the owners of the premises or operators of
businesses contained thereon for business
advertising purposes.
D. EXEMPTION CERTIFICATE
REQUIRED FOR PUBLIC ART:
Before a proposed object of art may be exempted
from the City’s Sign Code, the property owner or
his/her representative shall apply for and be
granted a public art exemption certificate by the
City. Placement of objects of art exempted from
the Sign Code must comply with the other provi-
sions of the City’s Zoning and Building Codes.
E. EXEMPTION APPLICATION
PROCEDURE:
Applicants must submit an application with the
appropriate filing fees according to the City’s es-
tablished fee schedule to the Development Ser-
vices Division of the Department of Planning/
Building/Public Works. The application shall in-
clude five (5) sets of photographs, scaled draw-
ings, and/or three (3) dimensional depictions of
the proposed objects/surfaces to be exempted, a
biographical sketch of the artist, and appropriate
site plans and wall elevations depicting the loca-
tion of the objects of art.
F. STAFF REVIEW OF EXEMPTION
REQUESTS:
If the City determines that there is no issue as to
the artistic merit of the proposed object, then the
City may issue the applicant a public art exemp-
tion certificate. Appeals from administrative deci-
sions may be filed as referenced in RMC 4-8-110,
Appeals. (Ord. 4401, 5-3-1993; Amd. Ord. 4720,
5-4-1998)
G. SPECIAL ARTS COMMISSION
REVIEW OF EXEMPTION REQUESTS:
If the City determines that there is an issue as to
the artistic merit of the object, then upon receipt
of a completed application the Development Ser-
vices Division shall forward the application to the
Renton Municipal Arts Commission for review
and recommendation and shall notify the appli-
cant of the date the application was transferred to
the Commission.
4-9-170C
9 - 48.1 (Revised 12/05)
1. Commission Review and Recommen-
dations: The Renton Municipal Arts Com-
mission, following adopted procedures, shall
review and transmit to the Development Ser-
vices Division a recommendation on the ap-
plication not later than forty five (45) days
from the date of acceptance of a complete
application, in accordance with the following
procedures.
2. Renton Municipal Arts Commission
Role Regarding Public Art Exemption Cer-
tificate: The role of the Commission shall be
to: (1) recommend whether proposed objects
of art reasonably reflect acceptable commu-
nity values; (2) recommend whether the pro-
posed siting location, size/scale, etc., are
appropriate for public display; (3) recommend
whether adequate provisions have been
made for public access and passive viewing
of the objects of art; and (4) to determine
whether the objects of art are consistent with
the Commission’s established guidelines and
are by a recognized artist.
3. Determination of Artist Recognition:
In determining that an artist is recognized, the
Renton Municipal Arts Commission shall es-
tablish a panel, consisting of three (3) Renton
Municipal Arts Commissioners and two (2)
artists or instructors who are actively en-
gaged in the medium used to create the pro-
posed object of art for which exemption has
been applied, which shall determine whether
or not said proposed object of art meets or
exceeds the standards generally accepted
for that medium, and whether or not media
and technique show competency and quality
of workmanship.
4. Fee: A separate fee, up to a maximum of
three hundred dollars ($300.00), will be
charged to the applicant for the costs associ-
ated with the Renton Municipal Arts Commis-
sion’s selection of the peer review panel. This
fee will be determined by the Renton Munici-
pal Arts Commission.
H. FINAL AUTHORITY:
After reviewing the recommendation of the
Renton Municipal Arts Commission, a City official
designated by the Development Services Division
shall make a determination as to whether a public
art exemption certificate shall be issued.
I. APPEAL:
If, after reviewing the recommendation of the
Renton Municipal Arts Commission, the City offi-
cial determines that the public art exemption is
denied, the applicant may appeal that determina-
tion to the Examiner pursuant to RMC 4-8-110,
Appeals.
1. Standing and Authority for Hearing
Appeal: If, after reviewing the recommenda-
tion of the Renton Municipal Arts Commis-
sion, the City official determines that the
public art exemption is denied, the applicant
may appeal that determination to the Hearing
Examiner. The decision from which the ap-
peal is taken will be an administrative deci-
sion for purposes of appeal.
2. Transmittal of File and Staff Report to
Examiner: On appeal, the Development Ser-
vices Division shall submit the official file, in-
cluding one set of the application materials
together with the recommendation of the
Renton Municipal Arts Commission and a
staff report, to the Hearing Examiner at least
ten (10) days prior to the Hearing Examiner’s
scheduled public hearing on this item. (Ord.
4401, 5-3-1993)
4-9-170 RAILROAD AND UTILITY
LINE CONSTRUCTION PERMIT:
A. PURPOSE: (Reserved)
B. APPLICABILITY:
No person or corporation shall build or construct
any railroad of any kind or any street railway, tele-
graph line, telephone line, electric light line, gas
main or underground conduit for use of any public
utility company in any street, avenue or alley of
the City without first obtaining a permit therefor
from the Council and no person shall make any
excavation of any kind or deposit any material or
thing in any street, avenue or alley of this City for
the purpose or with the intention of building, con-
structing or extending any such street railway,
telegraph line, telephone line, electric light line,
gas main or underground conduit for use of any
public utility company without first obtaining such
permit from the Council. (Ord. 1065, 9-5-1939)
C. NO PERMIT FOR ORDINARY REPAIR:
It shall be no defense of any prosecution or pro-
ceeding under this Chapter that a franchise to
4-9-170D
(Revised 12/05)9 - 48.2
build or construct any such street railway, tele-
graph line, telephone line, electric light line, gas
main or underground conduit for use of any public
utility company that has been granted by any law
of this City, but this Chapter shall not be so con-
strued as to require a permit for the construction
of ordinary repairs to any such structure where
such repairs are made in good faith and not for
the purpose of construction of such structure.
D. DECISION CRITERIA:
If the person applying to the Council for any such
permit shall have a valid and existing franchise or
permission for the structure desired under any
valid law of the City, the Council may grant such
permit provided that said Council shall defer or
temporarily refuse the granting thereof until such
time as it deems proper or in its discretion in all
cases where the street, avenue or alley in or on
which the work desired to be done is occupied or
about to be occupied in any work by the City in im-
proving or repairing such street, avenue, alley or
public place, or in repairing other property of the
City, or in cases where such street, avenue, alley
or public place is occupied or about to be occu-
pied by any other persons having the right to use
the same in such manner as to render it inconve-
nient to the public to permit any further obstruc-
tion thereof at said time, and provided, further,
that a sufficient portion of such street, avenue, al-
ley or public place shall, as far as possible, be
open for public use for the purposes of traffic, and
in all cases, any work of the City or its contractors
or employees shall have precedence over all
other work of any kind.
E. VIOLATION OF THIS CHAPTER AND
PENALTIES:
1. Construction without Permit Consid-
ered Public Nuisance: All street railways,
telegraph lines, telephone lines, electric light
lines, gas mains or underground conduits for
use of any public utility company and all rails,
ties, planks, posts, wires or other structures,
apparatus or material built, constructed or
placed in any street, avenue or alley of the City
without a permit having first been issued
therefor in compliance with the provisions of
this Chapter shall constitute a public nuisance
and shall be abated in the manner provided by
the City law of the City. Unless otherwise
specified, violations of this Section are misde-
meanors subject to RMC 1-3-1. (Ord. 1065,
9-5-1939; ; Ord. 5159, 10-17-2005)
4-9-180 REZONE PROCESS:
A. PURPOSE: (Reserved)
B. ABILITY TO APPLY:
An application for a rezone of property may be
made by the property owner, or somebody autho-
rized on his behalf, on forms provided by and filed
with the Building Department. (Ord. 3463,
8-11-1980, Ord. 3592, 12-14-1981)
C. AUTHORITY FOR REZONES
REQUIRING A PLAN AMENDMENT:
Areawide zoning shall be recommended to the
Mayor and the City Council by the Planning Com-
mission after conducting a public hearing thereon
and may be thereafter adopted by the City Coun-
cil upon completion of at least one public hearing
thereon. (Ord. 3976, 3-3-1986)
D. AUTHORITY FOR REZONES NOT
REQUIRING PLAN AMENDMENT:
In those instances where there is a rezone re-
quest which does not require an amendment to
the Comprehensive Plan, the processing of the
rezone application shall be submitted to the ad-
ministration. The applicant will have the burden
and duty of applying for and pursuing the rezone.
The rezone hearing shall be held before the Hear-
ing Examiner under the procedures and rules of
the Hearing Examiner. (Ord. 4437, 2-21-1994)
E. SUBMITTAL REQUIREMENTS AND
FEES:
Submittal requirements and fees shall be as
specified in RMC 4-1-170, Land Use Review
Fees, and 4-8-120C, Land Use Applications.
F. DECISION CRITERIA FOR CHANGE
OF ZONE CLASSIFICATION:
1. Criteria for Rezones Requiring a Com-
prehensive Plan Amendment: The Review-
ing Official shall find that:
a. The proposed amendment meets the
review criteria in RMC 4-9-020G; and
b. The property is potentially classified
for the proposed zone being requested
pursuant to the polices set forth in the
Comprehensive Plan; and
c. At least one of the following circum-
stances applies:
4-9-180F
9 - 48.3 (Revised 12/05)
i. The subject reclassification was
not specifically considered at the
time of the last area land use analy-
sis and area zoning; or
ii. Since the most recent land use
analysis or the area zoning of the
subject property, authorized public
improvements, permitted private de-
velopment or other circumstances af-
fecting the subject property have
undergone significant and material
change.
2. Criteria for Rezones Not Requiring
Plan Amendment: The Reviewing Official
shall make the following findings:
a. The rezone is in the public interest,
and
b. The rezone tends to further the pres-
ervation and enjoyment of any substan-
tial property rights of the petitioner, and
c. The rezone is not materially detri-
mental to the public welfare or the prop-
erties of other persons located in the
vicinity thereof, and
d. The rezone meets the review criteria
in subsections F1b and F1c of this Sec-
tion. (Amd. Ord. 4794, 9-20-1999)
(Revised 12/05)9 - 48.4
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4-9-190O
9 - 57 (Revised 11/07)
comment period specified in RMC
4-9-190E3.
5. Review Period – Construction Autho-
rization:
a. No construction pursuant to such per-
mit shall begin or be authorized and no
building, grading or other construction
permits or use permits shall be issued by
the City until twenty one (21) days from
the date the permit was filed with the De-
partment of Ecology and the Attorney
General, or until all review proceedings
are completed as were initiated within the
twenty one (21) days of the date of filing.
Filing shall occur in accordance with RCW
90.58.140(6) and WAC 173-27-130.
b. If the granting of a shoreline permit
by the City is appealed to the Shoreline
Hearings Board, and the Shoreline Hear-
ings Board has approved the granting of
the permit, and an appeal for judicial re-
view of the Shoreline Hearings Board de-
cision is filed, construction authorization
may occur subject to the conditions, time
periods, and other provisions of RCW
90.58.140(5)(b).
K. RULINGS TO STATE:
Any ruling on an application for a substantial de-
velopment permit under authority of this Master
Program, whether it is an approval or denial, shall,
with the transmittal of the ruling to the applicant,
be filed concurrently with the Department of Ecol-
ogy and the Attorney General by the Development
Services Division. Filing shall occur in accordance
with RCW 90.58.140(6) and WAC 173-27-130.
L. TRANSFERABILITY OF PERMIT:
If a parcel which has a valid shoreline permit is
sold to another person or firm, such permit may
be transferred to the new owner.
M. ENFORCEMENT:
All provisions of this Master Program shall be en-
forced by the Development Services Division. For
such purposes, the Director or his duly authorized
representative shall have the power of a police of-
ficer.
N. RESCISSION OF PERMITS:
1. Noncompliance with Permit: Any
shoreline permit issued under the terms of this
Master Program may be rescinded or sus-
pended by the Development Services Divi-
sion of the City upon a finding that a permittee
has not complied with conditions of the permit.
2. Notice of Noncompliance: Such rescis-
sion and/or modification of an issued permit
shall be initiated by serving written notice of
noncompliance on the permittee, which no-
tice shall be sent by registered or certified
mail, return receipt requested, to the address
listed on the application or to such other ad-
dress as the applicant or permittee may have
advised the City; or such notice may be
served on the applicant or permittee in per-
son or his agent in the same manner as ser-
vice of summons as provided by law.
3. Posting: In addition to such notice, the
Development Services Division shall cause
to have notice posted in three (3) public
places of which one posting shall be at or
within the area described in the permit.
4. Public Hearing: Before any such permit
can be rescinded, a public hearing shall be
held by the Land Use Hearing Examiner. No-
tice of the public hearing shall be made in ac-
cordance with RMC 4-8-090D, Public Notice
Requirements.
5. Final Decision or Recommendation:
The decision of the Land Use Hearing Exam-
iner shall be the final decision of the City on
all rescinded applications. A written decision
shall be transmitted to the Department of
Ecology, the Attorney General’s office, the ap-
plicant, and such other departments or boards
of the City as are affected thereby and the leg-
islative body of the City. For conditional uses
or variances, the Department of Ecology has
thirty (30) days to make a final decision fol-
lowed by a twenty one (21) day appeal period.
(Amd. Ord. 4999, 1-13-2003)
O. APPEALS:
See RMC 4-8-110H.
4-9-190P
(Revised 11/07)9 - 58
P. VIOLATIONS OF THIS CHAPTER AND
PENALTIES:
1. Violations of This Chapter and Penal-
ties: Unless otherwise specified, violations of
this Section are misdemeanors subject to
RMC 1-3-1. (Ord. 5159, 10-17-2005)
2. Injunction: The City Attorney may bring
such injunctive, declaratory or other actions
as are necessary to insure that no uses are
made of the shorelines of the State the City’s
jurisdiction which are in conflict with the pro-
visions and programs of this Master Program
or the Shoreline Management Act of 1971,
and to otherwise enforce provisions of this
Section and the Shoreline Management Act
of 1971.
3. Public and Private Redress: Any per-
son subject to the regulatory program of this
Master Program who violates any provision
of this Master Program or the provisions of a
permit issued pursuant thereto shall be liable
for all damages to public or private property
arising from such violation, including the cost
of restoring the affected area to its condition
prior to such violation. The City Attorney may
bring suit for damages under this subsection
on behalf of the City. Private persons shall
have the right to bring suit for damages under
this subsection on their own behalf and on
behalf of all persons similarly situated. If lia-
bility has been established for the cost of re-
storing an area affected by violation, the
Court shall make provision to assure that res-
toration will be accomplished within a reason-
able time at the expense of the violator. In
addition to such relief, including monetary
damages, the Court in its discretion may
award attorney’s fees and costs of the suit to
the prevailing party. (Ord. 3758, 12-5-1983,
Rev. 7-22-1985 (Min.); 3-12-1990 (Res.
2787); 7-16-1990 (Res. 2805); Rev.
9-12-1993 (Min.); Ord. 4716, 4-13-1998)
4-9-195 ROUTINE VEGETATION
MANAGEMENT PERMITS:
A. PURPOSE:
This Section provides a permit process for routine
vegetation management implementing the tree
retention and land clearing regulations in RMC
4-4-130.
B. AUTHORITY:
The City’s Development Services Division Direc-
tor, or his duly authorized representative, is
hereby authorized and directed to interpret and
enforce all the provisions of this Section.
C. APPLICABILITY, EXEMPTIONS, AND
PROHIBITED ACTIVITIES:
1. General Applicability: The regulations
of this Section apply to any developed, par-
tially developed or undeveloped property
where routine vegetation management activ-
ities are undertaken.
a. Permit Required for Routine Vege-
tation Management on Undeveloped
Properties: Any person who performs
routine vegetation management on unde-
veloped property in the City must obtain
a routine vegetation management permit
prior to performing such work.
b. Permit Required to Use Mechani-
cal Equipment: Except where use of
mechanical equipment is specifically
listed as exempt, any person who uses
mechanical equipment for routine vege-
tation management, land clearing, tree
removal, landscaping, or gardening on
developed, partially developed or unde-
veloped property must obtain a routine
vegetation management permit prior to
performing such work.
c. Tree Removal – Solar Access or
Pasture Land: A routine vegetation
management permit is required for tree
removal in greater amounts than speci-
fied under partially exempt actions in
RMC 4-4-130C, Allowed Tree Removal
Activities, for any property where tree re-
moval is proposed without an associated
land development permit. A routine vege-
tation management permit may be issued
allowing tree removal only in the follow-
ing cases:
i. For purposes of allowing solar ac-
cess to existing structures; or
ii. To create pasture land where ag-
ricultural activities are permitted uses
in the zone.
4-9-200A
9 - 59 (Revised 11/07)
Any tree removal activities shall be the
minimum necessary to accomplish the
purpose, and shall be consistent with
RMC 4-4-130D2, Restrictions for Critical
Areas – General.
2. Exemptions: Refer to RMC 4-4-130C.
3. Prohibited Activities: Refer to RMC
4-4-130D.
D. PROCEDURES AND REVIEW
CRITERIA:
Permits for routine vegetation management shall
be processed as follows:
1. Submittal: An application for a routine
vegetation management permit shall be sub-
mitted to the Development Services Division
together with any necessary fees as required
in chapter 4-1 RMC.
2. Information Required: A routine vege-
tation management permit application shall
contain the information requested in RMC
4-8-120, Submittal Requirements – Specific
to Application Type.
3. Time: The permit shall be reviewed ad-
ministratively within a reasonable period of
time.
4. Routine Vegetation Management Per-
mit Conditions: The routine vegetation man-
agement permit may be denied or condi-
tioned by the City to restrict the timing and
extent of activities in order to further the intent
of this Section including:
a. Preserve and enhance the City’s
aesthetic character and maintain visual
screening and buffering.
b. Preserve habitat to the greatest ex-
tent feasible.
c. Prevent landslides, accelerated soil
creep, settlement and subsidence haz-
ards.
d. Minimize the potential for flooding,
erosion, or increased turbidity, siltation or
other form of pollution in a watercourse.
e. Ensure that the proposal will be con-
sistent with RMC 4-4-130D2, Restrictions
for Critical Areas – General, and
4-4-130D3, Restrictions for Native
Growth Protection Areas.
f. Ensure that protected trees are re-
tained, consistent with RMC 4-4-130H.
5. Time Limits for Routine Vegetation
Management Permits: Any permit for rou-
tine vegetation management shall be valid for
one year from the date of issuance. An exten-
sion may be granted by the Development
Services Division for a period of one year
upon application by the property owner or
manager. Application for such an extension
must be made at least thirty (30) days in ad-
vance of the expiration of the original permit
and shall include a statement of justification
for the extension.
E. APPEALS:
Appeal of the decision to grant, grant with condi-
tions, or deny a routine vegetation management
permit shall be made consistent with RMC
4-8-110, Appeals.
F. VIOLATIONS AND PENALTIES:
Unless otherwise specified, violations of this Sec-
tion are misdemeanors subject to RMC 1-3-1.
(Ord. 4963, 5-13-2002; Ord. 5159, 10-17-2005;
Ord. 5304, 9-17-2007)
4-9-200 SITE DEVELOPMENT PLAN
REVIEW:
A. PURPOSE AND INTENT:
The purpose of site development plan review
shall be to assure that proposed development is
compatible with the plans, policies and regula-
tions of the City of Renton as outlined in the City’s
Comprehensive Plan and the City’s Business
Plan Goals. Site development plan review may be
used to analyze plans at varying levels of detail to
ensure continuity of project concept and consis-
tent implementation. Elements subject to this
Section include, but are not limited to, site layout,
building orientation and design, pedestrian and
vehicular environment, signage, landscaping,
natural features of the site, screening and buffer-
ing, parking and loading facilities, and illumina-
tion. Site development plan review is divided into
two types: Master Plan and Site Plan.
4-9-200B
(Revised 11/07)9 - 60
1. Master Plan: The purpose of the Master
Plan process is to guide phased planning of
development projects with multiple buildings
on a single large site. The Master Plan is re-
quired to demonstrate how the major ele-
ments of a development are proposed on the
site at sufficient detail to demonstrate the
overall project concept. In addition, the Mas-
ter Plan must illustrate how the major project
elements, combined, create an urban envi-
ronment that implements City goals. An addi-
tional purpose is to allow consideration and
mitigation of potential impacts that could re-
sult from large-scale site and facility develop-
ment, and to allow coordination with City
capital improvement planning. Master Plan
review should occur at an early stage in the
development of a project, when the scale, in-
tensity and layout of a project are known.
2. Site Plan Review: The purpose of the
Site Plan process is the detailed arrangement
of project elements so as to be compatible
with the physical characteristics of a site and
with the surrounding area. An additional pur-
pose of Site Plan is to ensure quality develop-
ment consistent with City goals and policies.
For those developments that do not require
Master Plan first, Site Plan Review should oc-
cur at an early stage in the development of a
project, when the scale, intensity and layout
of a project are known.
The intent of the tiered site development plan re-
view process is to provide an opportunity to re-
view projects at broad levels for the Master Plan
and with increased specificity as development
plans becomes refined to the level of Site Plan.
Intent statements below shall guide review of the
plans at a specificity appropriate to the level of re-
view.
1. To promote the orderliness of community
growth, protect and enhance property values
and minimize discordant and undesirable im-
pacts of development both on- and off-site;
2. To promote high quality design meeting
criteria set forth in the City’s Urban Center
Design Overlay, where applicable;
3. To protect and enhance the desirable as-
pects of the natural landscape and environ-
mental features of the City;
4. To ensure convenience and safety of ve-
hicular and pedestrian movement within the
site and in relation to adjacent areas, and en-
sure that road and pedestrian circulation sys-
tems implement land use objectives for the
zone in which the project occurs;
5. To promote coordination of public or
quasi-public elements, such as walkways,
driveways, paths, and landscaping within
segments of larger developments and be-
tween individual developments;
6. To protect neighboring owners and uses
by assuring that reasonable provisions have
been made for such matters as sound and
sight buffers, light and air, and those other as-
pects of site plans which may have substan-
tial effects on neighboring land uses;
7. To minimize conflicts that might other-
wise be created by a mix of uses within al-
lowed zones;
8. To provide for quality, multiple family or
clustered housing while minimizing the im-
pacts of high density, heavy traffic generation,
and intense demands on City utilities and rec-
reational facilities;
9. To provide a mechanism to more effec-
tively meet the purposes and intent of the
State Environmental Policy Act;
10. To supplement other land use regula-
tions by addressing site plan elements not
adequately covered elsewhere in the City
Code and to avoid violation of the purpose
and intent of those codes. (Ord. 3981,
4-7-1986; Amd. Ord. 4802, 10-25-1999; Ord.
5028, 11-24-2003)
B. APPLICABILITY:
1. Master Plan Review – Applicability:
a. UC-N1 and UC-N2 Zones: Master
Plan review is required for all develop-
ment within the UC-N1 and UC-N2 Zones
that is not specifically exempted in sub-
sections C1a and b of this Section. All
Master Plans within these zones must be
consistent with the conceptual plan re-
quired by development agreement(s) ap-
plicable to the UC-N1 and UC-N2 Zones
for the specific district(s) where they are
4-9-200B
9 - 60.1 (Revised 11/07)
located. When existing parcels are
twenty five (25) acres or smaller, a mas-
ter plan incorporating all abutting lots in
common ownership as of December 1,
2003, is required. No Site Plan Review
within an area shall be approved until
such a time as a Master Plan is approved
(Revised 11/07)9 - 60.2
This page left intentionally blank.
4-9-200C
9 - 61 (Revised 1/05)
for the same area. Master Plan and Site
Plan Review for the same area may oc-
cur concurrently.
b. COR Zones: Master Plan review is
required for all development within the
COR Zones that is not specifically ex-
empted by subsection C of this Section.
c. All Other Zones: Master Plans are
optional.
2. Site Plan Review: No building permit
shall be issued for any use requiring Site Plan
Review pursuant to this Section until the Re-
viewing Official has approved, or approved
with conditions, the Site Plan application. All
building permits issued shall be in compli-
ance with the approved Site Plan. Site Plan
Review is required for:
a. All development in the IL, CO, CN,
CD, CA, CV, COR, UC-N1, UC-N2, R-10,
RMH, RM, and R-14 Zones.
b. K-12 educational institutions.
c. Parks.
d. Outdoor recreation facilities.
e. Rental services with outdoor storage.
f. Hazardous Waste Facilities: All
hazardous waste treatment and storage
facilities.
g. Development within the Employ-
ment Area Valley: All development
within the Employment Area Valley (EAV)
land use designation. See EAV Map in
RMC 4-2-080B.
(Ord. 4404, 6-7-1993; Ord. 4636, 9-23-1996; Ord.
4773, 3-22-1999; Ord. 4802, 10-25-1999; Amd.
Ord. 4963, 5-13-2002; Ord. 5028, 11-24-2003)
C. EXEMPTIONS:
1. Development Exempt from Master
Plan Review:
a. UC-N1 and UC-N2 Zones Only:
i. Airplane Manufacturing and
Airplane Manufacturing Acces-
sory Functions: New structures, re-
habilitation of existing structures, or
lot line adjustments for airplane man-
ufacturing and airplane manufactur-
ing accessory functions within the
UC-N1 and UC-N2 Zones.
ii. Other Uses: Subdivision, lot line
adjustment or other method of ad-
justing lot configurations that result in
lots larger than twenty five (25) acres
in size.
iii. Other Exemptions in the UC-
N1 and UC-N2 Zones: Other ex-
emptions are listed in subsection
C1b of this Section.
b. COR, UC-N1, and UC-N2 Zones:
i. Interior remodels.
ii. Facade Modifications: Facade
modifications such as the location of
entrances/exits, the location of win-
dows, changes in signage, or aes-
thetic alterations.
iii. Exterior remodeling or expan-
sion of an existing detached or semi-
attached home and/or primary resi-
dence, excluding the addition of a
new dwelling unit(s).
iv. All development categorically
exempt from the State Environmental
Policy Act (chapters 43.21C RCW
and chapter 197-11 WAC) and under
RMC 4-9-070, Environmental Re-
view Procedures.
v. Utilities: Underground utility
projects.
vi. Additional exemptions for the R-
10 Zone are listed in subsections
C2c and C2d of this Section.
4-9-200D
(Revised 1/05)9 - 62
vii. Additional exemptions for the R-
14 Zone are listed in subsection C2c
of this Section.
2. Development Exempt from Site Plan
Review:
a. In the RC, R-1, R-4, R-8, RMH, RM,
CO, CA, CN, CV, CD, IL, IM, and IH
Zones: In all zones, the following types
of development shall be exempt from the
requirements of site plan review:
i. Interior remodel of existing build-
ings or structures.
ii. Facade modifications such as
the location of entrances/exits; the lo-
cation of windows; changes in sig-
nage; or aesthetic alterations.
iii. Planned unit developments.
iv. All development categorically
exempt from review under the State
Environmental Policy Act (chapter
43.21C RCW and chapter 197-11
WAC) and under RMC 4-9-070, Envi-
ronmental Review Procedures.
v. Underground utility projects.
b. In the R-10, R-14, COR, and UC-N1
and UC-N2 Zones: In the R-10, R-14,
COR, UC-N1 and UC-N2 Zones, the fol-
lowing types of development shall be ex-
empt from the requirements of site plan
review:
i. Interior remodel of existing build-
ings or structures.
ii. Facade modifications such as
the location of entrances/exits, the lo-
cation of windows, changes in sig-
nage, or aesthetic alterations.
iii. Exterior remodeling or expan-
sion of an existing detached or semi-
attached home and/or primary resi-
dence, excluding the addition of a
new dwelling unit(s).
iv. All development categorically
exempt from the State Environmental
Policy Act (chapter 43.21C RCW and
chapter 197-11 WAC) and under
RMC 4-9-070, Environmental Re-
view Procedures.
v. Underground utility projects.
c. In the R-10 and R-14 Zones, the fol-
lowing types of development shall be ex-
empt from the requirements of Site Plan
Review:
i. New or replacement detached or
semi-attached homes on a single
previously platted lot.
ii. Planned unit developments.
iii. Development of detached or
semi-attached dwelling units on legal
lots where part of a subdivision appli-
cation.
d. In the R-10 Zone, the following types
of development shall be exempt from the
requirements of site plan review: All de-
velopment categorically exempt from the
State Environmental Policy Act (chapter
43.21C RCW and chapter 197-11 WAC)
and under RMC 4-9-070, Environmental
Review Procedures, excluding shadow
platting of two (2) or more units per RMC
4-2-110F.
(Ord. 3981, 4-7-1986; Ord. 4008, 7-14-1986; Ord.
4614, 6-17-1996; Ord. 4773, 3-22-1999; Ord.
4802, 10-25-1999; Amd. Ord. 4963, 5-13-2002;
Ord. 5028, 11-24-2003)
D. CRITERIA TO DETERMINE IF PUBLIC
HEARING REQUIRED:
In all cases, the public hearing for Master Plan or
Site Plan Review should be conducted concur-
rently with any other required hearing, such as re-
zone or subdivision, if the details of the
development are sufficiently defined to permit ad-
equate review. A public hearing before the Hear-
ing Examiner shall be required in the following
cases:
1. Master Plans:
a. All Master Plans proposed or re-
quired per subsection B of this Section,
Master Plan Review, Applicability. Where
a Master Plan is approved, subsequent
Site Plans submitted for future phases
4-9-200E
9 - 63 (Revised 1/05)
may be submitted and approved adminis-
tratively without a public hearing.
b. Exception for Planned Actions: A
hearing before the Hearing Examiner is
not required if both of the following crite-
ria are met:
i. One or more public hearings
were held where public comment
was solicited on the proposed
Planned Action Ordinance, and
ii. The environmental impact state-
ment for the planned action reviewed
preliminary conceptual plans for the
site which provided the public and
decision-makers with sufficient detail
regarding the scale of the proposed
improvements, the quantity of the
various types of spaces to be pro-
vided, the use to which the structure
will be put, and the bulk and general
form of the improvements.
2. Site Plan Review:
a. Significant Environmental Con-
cerns Remain: The Environmental Re-
view Committee determines that based
on departmental comments or public in-
put there are significant unresolved con-
cerns that are raised by the proposal; or
b. Large Project Scale: The proposed
project is more than:
i. One hundred (100) semi-
attached or attached residential
units; or
ii. One hundred thousand
(100,000) square feet of gross floor
area (nonresidential) in the IL or CO
Zones or other zones in the Employ-
ment Area Valley (EAV) land use
designation (see EAV Map in RMC 4-
2-080B); or
iii. Twenty five thousand (25,000)
square feet of gross floor area (non-
residential) in the CN, CD, CA, CV, or
CO Zones outside the Employment
Area Valley (EAV) land use designa-
tion (see EAV Map in RMC 4-2-
080B); or
iv. Four (4) stories or sixty feet (60′)
in height; or
v. Three hundred (300) parking
stalls; or
vi. Ten (10) acres in size of project
area.
c. Commercial or industrial property lies
adjacent to or abutting the RC, R-1, R-4,
R-8 and R-10 Zones.
(Ord. 4551, 9-18-1995; Ord. 4773, 3-22-1999;
Ord. 4802, 10-25-1999; Amd. Ord. 4963,
5-13-2002; Ord. 5028, 11-24-2003)
E. DECISION CRITERIA FOR SITE PLAN
AND MASTER PLANS:
The Reviewing Official shall review and act upon
plans based upon a finding that the proposal
meets Comprehensive Plan objectives and poli-
cies and the criteria in this subsection and in sub-
section F of this Section, as applicable. These
criteria also provide a frame of reference for the
applicant in developing a site, but are not in-
tended to discourage creativity and innovation.
Review criteria include the following:
1. General Review Criteria for Both Mas-
ter Plans and Site Plan Review:
a. Conformance with the Comprehen-
sive Plan, its elements, goals, objectives,
and policies. In determining compliance
with the Comprehensive Plan, conform-
ance to the objectives and policies of the
specific land use designation shall be
given consideration over city-wide objec-
tives and policies;
b. Conformance with existing land use
regulations;
c. Mitigation of impacts to surrounding
properties and uses;
d. Mitigation of impacts of the proposed
site plan to the site;
e. Conservation of areawide property
values;
f. Safety and efficiency of vehicle and
pedestrian circulation;
4-9-200E
(Revised 1/05)9 - 64
g. Provision of adequate light and air;
h. Mitigation of noise, odors and other
harmful or unhealthy conditions;
i. Availability of public services and fa-
cilities to accommodate the proposed
use; and
j. Prevention of neighborhood deterio-
ration and blight.
2. Additional Special Review Criteria for
COR, UC-N1, and UC-N2 Zones Only:
a. The plan is consistent with a Planned
Action Ordinance, if applicable;
b. The plan creates a compact, urban
development that includes a compatible
mix of uses that meets the Comprehen-
sive Plan vision and policy statements for
the Commercial/Office/Residential or Ur-
ban Center North Comprehensive Plan
designations;
c. The plan provides an overall urban
design concept that is internally consis-
tent, and provides quality development;
d. The plan incorporates public and pri-
vate open spaces to provide adequate
areas for passive and active recreation
by the occupants/users of the site, and/or
to protect existing natural systems;
e. The plan provides view corridors to
the shoreline area and Mt. Rainier where
applicable;
f. Public access is provided to water
and/or shoreline areas;
g. The plan provides distinctive focal
points such as public area plazas, promi-
nent architectural features, or other
items;
h. Public and/or private streets are ar-
ranged in a layout that provides reason-
able access to property and supports the
land use envisioned; and
i. The plan accommodates and pro-
motes transit, pedestrian, and other alter-
native modes of transportation.
3. Additional Criteria for the UC-N1 and
UC-N2 Zones Only:
a. The plan conforms to the approved
conceptual plan required by development
agreement for the subarea in question, if
applicable.
b. The plan conforms with the intent
and the mandatory elements of the de-
sign guidelines located in RMC 4-3-100.
The Master Plan clearly identifies the ur-
ban design concept for each district
enunciated in the Urban Center North
Comprehensive Plan policies.
c. The proposed interconnected circu-
lation network must demonstrate the
function and location of required circula-
tion elements required in RMC 4-3-100.
Internal or local roads shall provide ade-
quate edges and buffers to parking lots. A
sufficient number of pedestrian-oriented
streets are designated to implement the
vision for each district in the Urban Cen-
ter North Comprehensive Plan designa-
tion.
d. Gateways are designated consistent
with the Comprehensive Plan and con-
ceptual plans for the gateway demon-
strate the design concept for gateway
treatment and identify significant gate-
way features to be provided.
e. The Master Plan includes a sequenc-
ing element that explains what phases of
the Master Plan will be built-out first, and
in what order the phases will be built, and
an estimated time frame.
4. Additional Criteria for the Airport In-
fluence Area: The plan conforms to RMC
4-3-020: Airport Compatible Land Use Re-
strictions.
5. Waiver of Further Consideration of
Site Plan Criteria: Approval of a Master Plan
that was not combined with a Site Plan appli-
cation may have satisfied portions of subsec-
tion F of this Section. The Reviewing Official
or his or her designee has discretion to waive
those portions of the requirements that have
been satisfied by the Master Plan approval.
Whenever the Zoning Administrator or his or
her designee has discretion to note those
4-9-200F
9 - 65 (Revised 1/05)
portions of the requirements as having been
satisfied by the Master Plan approval, such
sections of the Code shall be detailed and
that portion of the approved Master Plan
wherein the requirements were satisfied shall
be cited by the Reviewing Official or his or her
designee in the approval of subsequent
phases and further consideration of them
waived.
(Ord. 4802, 10-25-1999; Amd. Ord. 5028, 11-24-
2003; Ord. 5100, 11-1-2004)
F. ADDITIONAL REVIEW CRITERIA FOR
SITE PLAN REVIEW:
The interpretation of the following criteria, partic-
ularly references to the “intent of the zoning
code,” shall consider the purpose and intent of
the applicable land use designation of the Land
Use Element and the Objectives and Policies of
the Community Design Element of the Compre-
hensive Plan. The Community Design Element is
specifically intended to guide the interpretation of
issues concerning the site planning, architectural
fit, landscaping, and the context of the project rel-
ative to the existing neighborhood. Approval of
plans subject to these criteria requires the addi-
tional finding that the project complies with the in-
tent and policies of the Land Use and Community
Design Element of the Comprehensive Plan.
1. Review of Impacts to Surrounding
Properties and Uses:
a. Mitigation of undesirable impacts of
proposed structures and site layouts that
could impair the use or enjoyment or po-
tential use of surrounding uses and struc-
tures and of the community;
b. Mitigation of undesirable impacts
when an overscale structure, in terms of
size, bulk, height, and intensity, or site
layout is permitted that violates Zoning
Code standards and the policy direction
adopted in the Comprehensive Plan and
impairs the use, enjoyment or potential
use of surrounding properties;
c. Provision of a desirable transition
and linkage between uses and to the
street, utility, walkway, and trail systems
in the surrounding area by the arrange-
ment of landscaping, fencing and/or
other buffering techniques, in order to
prevent conflicts and to promote coordi-
nated and planned benefit from, and ac-
cess to, such elements;
d. Consideration of placement and
scale of proposed structures in relation to
the natural characteristics of a site in or-
der to avoid overconcentration of struc-
tures on a particular portion of a site such
that they create a perception of greater
height or bulk than intended under the
spirit of the Zoning Code;
e. Promotion of the efficient function of
parking and service areas by effective lo-
cation, design and screening, to provide
integrated facilities between uses when
beneficial, to promote urban layouts in
appropriate zones, and to prevent unnec-
essary repetition and conflict between
uses and service areas or facilities;
f. Mitigation of the unnecessary and
avoidable impacts of new construction on
views from existing buildings and future
developable sites, recognizing the public
benefit and desirability of maintaining vi-
sual accessibility to attractive natural fea-
tures and of promoting urban settings in
appropriate zones;
g. Provision of effective screening from
public streets and residential uses for all
permitted outdoor storage areas (except
auto and truck sales), for surface-
mounted utility equipment, for rooftop
equipment, and for all refuse and gar-
bage containers, in order to promote an
urban setting where appropriate and to
preserve the effect and intent of screen-
ing or buffering otherwise required by the
Zoning Code; and
h. Consideration of placement and de-
sign of exterior lighting in order to avoid
excessive brightness or glare to adjacent
properties and streets.
2. Review of Impacts of a Proposed Site
Plan to the Site:
a. Provision for privacy and noise re-
duction by building placement and spac-
ing; orientation to views and vistas and to
site amenities, to sunlight and prevailing
winds, and to pedestrian and vehicle
needs;
4-9-200F
(Revised 1/05)9 - 66
b. Consideration of placement and scale
of proposed structures in relation to the
openness and natural characteristics of a
site in order to avoid overconcentration or
the impression of oversized structures;
c. Preservation of the desirable natural
landscape through retention of existing
vegetation and limited soil removal, inso-
far as the natural characteristics will en-
hance the proposed development;
d. Use of existing topography to reduce
undue cutting, filling and retaining walls
in order to prevent erosion and unneces-
sary stormwater runoff, and to preserve
stable natural slopes and desirable natu-
ral vegetation;
e. Limitation of paved or impervious
surfaces, where feasible, to reduce runoff
and increase natural infiltration;
f. Design and protection of planting ar-
eas so that they are not susceptible to
damage from vehicles or pedestrian
movements;
g. Consideration of building form and
placement and landscaping to enhance
year-round conditions of sun and shade
both on-site and on adjacent properties
and to promote energy conservation.
3. Review of Circulation and Access:
a. Provision of adequate and safe ve-
hicular access to and from all properties;
b. Arrangement of the circulation pat-
tern so that all ingress and egress move-
ments may occur at as few points as
possible along the public street, the
points being capable of channelization
for turning movements;
c. Consolidation of access points with
adjacent properties, when feasible;
d. Coordination of access points on a
superblock basis so that vehicle conflicts
and vehicle/pedestrian conflicts are mini-
mized;
e. Orientation of access points to side
streets or frontage streets rather than di-
rectly onto arterial streets, when feasible;
f. Promotion of the safety and efficiency
of the internal circulation system, includ-
ing the location, design and dimensions
of vehicular and pedestrian access
points, drives, parking, turnarounds,
walkways, bikeways, and emergency ac-
cess ways;
g. Separation of loading and delivery
areas from parking and pedestrian areas;
h. Provisions for transit and carpool fa-
cilities and access where appropriate;
and
i. Provision for safe and attractive pe-
destrian connections between parking ar-
eas, buildings, public sidewalks and
adjacent properties.
4. Review of Signage:
a. Employment of signs primarily for the
purpose of identification;
b. Management of sign elements, such
as size, location and arrangement so that
signs complement the visual character of
the surrounding area and appear in pro-
portion to the building and site to which
they pertain;
c. Limitation of the number of signs to
avoid visual clutter and distraction;
d. Moderation of surface brightness or
lighting intensity except for that neces-
sary for sign visibility; and
e. Provision of an identification system
to allow for quick location of buildings and
addresses.
5. Special Review Criteria for Hazardous
Waste Treatment and Storage Facilities:
a. Above-ground hazardous waste
treatment and storage facilities shall be
constructed with containment controls
which will prevent the escape of hazard-
ous wastes in the event of an accidental
release from the facility. Such controls
shall conform with all adopted Federal,
State and local design and construction
standards;
4-9-200G
9 - 67 (Revised 1/05)
b. Underground hazardous waste treat-
ment and storage facilities shall comply
with RMC 4-5-120, Underground Storage
Tank Secondary Containment Regula-
tions;
c. Hazardous waste treatment and stor-
age facilities shall comply with article 80
of the Uniform Fire Code as adopted by
ordinance by the City of Renton;
d. A hazardous waste spill contingency
plan for immediate implementation in the
event of a release of hazardous wastes
at the facility shall be reviewed and ap-
proved by the Renton Fire Department
prior to issuance of any permits; and
e. The location of all on-site and off-site
facilities must comply with the State siting
criteria as adopted in accordance with
RCW 70.105.210.
6. Review of Street Frontage Landscape:
A mix of hard surfaces, structured planters,
and terraces may be incorporated into street
frontage landscape buffers where such fea-
tures would enhance the desired streetscape
character for that particular neighborhood.
7. Review of Compliance to Design
Guidelines for Development in CD, RM-U,
RM-T, UC-N1, and UC-N2 Zones: Develop-
ment proposed in the zones where design
guidelines are in effect must show how they
comply with the intent and the mandatory el-
ements of the design guidelines located in
RMC 4-3-100.
(Ord. 3981, 4-7-1986; Ord. 4186, 11-14-1988;
Amd. Ord. 4802, 10-25-1999; Ord. 4851,
8-7-2000; Ord. 4854, 8-14-2000; Ord. 5028, 11-
24-2003; Ord. 5100, 11-1-2004)
G. SITE DEVELOPMENT PLAN REVIEW
PROCEDURES:
1. General: All site development plan appli-
cations shall be reviewed in the manner de-
scribed below and in accordance with the
purposes and criteria of this Section. The De-
velopment Services Division may develop
additional review procedures to supplement
those required in this subsection.
2. Preapplication Conference: Applicants
are encouraged to consult early and infor-
mally with representatives of the Develop-
ment Services Division and other affected
departments. This consultation should in-
clude a general explanation of the require-
ments and criteria of site development
review, as well as the types of concerns that
might be anticipated for the proposed use at
the proposed site.
3. Submittal Requirements and Applica-
tion Fees: Submittal requirements and appli-
cation fees shall be as listed in RMC 4-8-
120C, Land Use Applications, and 4-1-170,
Land Use Review Fees. Consistent with sub-
section B of this Section, an applicant may
submit:
a. A Master Plan; or
b. A Site Plan; or
c. A combined Master Plan and Site
Plan for the entire site; or
d. A Master Plan addressing the entire
site, and a Site Plan(s) for one or more
phases of the site that address(es) less
than the entire site.
4. Public Notice and Comment Period
Required: Whenever a completed site devel-
opment plan review application is received,
the Development Services Division shall be
responsible for providing public notice of the
pending site plan application, pursuant to
RMC 4-8-090, Public Notice Requirements.
5. Circulation and Review of Applica-
tion: Upon receipt of a completed applica-
tion, the Development Services Division shall
route the application for review and comment
to various City departments and other juris-
dictions or agencies with an interest in the ap-
plication. This routing should be combined
with circulation of environmental information
under RMC 4-9-070, Environmental Review
Procedures.
Comments from the reviewing departments
shall be made in writing within fourteen (14)
days. Unless a proposed master plan or site
plan is subsequently modified, the recom-
mendations of the reviewing departments
shall constitute the final comments of the re-
4-9-200G
(Revised 1/05)9 - 68
spective departments with regard to the pro-
posed master plan or site plan. Lack of
comment from a department shall be consid-
ered a recommendation for approval of the
proposed plan. However, all departments re-
serve the right to make later comments of a
code compliance nature during building per-
mit review. This includes such requirements
as exact dimensions, specifications or any
other requirement specifically detailed in the
City Code.
6. City Notification of Applicant: After the
departmental comment period, the Develop-
ment Services Division shall notify the appli-
cant of any negative comments or conditions
recommended by the departments. When
significant issues are raised, this notification
should also normally involve a meeting be-
tween the applicant and appropriate City rep-
resentatives. The applicant shall have the
opportunity to respond to the notification ei-
ther by submitting a revised site plan applica-
tion, by submitting additional information, or
by stating in writing why the recommenda-
tions are considered unreasonable or not ac-
ceptable.
7. Revisions or Modifications to Site De-
velopment Review Application: Whenever
a revised site development plan or new infor-
mation is received from an applicant, the De-
velopment Services Division may recirculate
the application to concerned departments.
Consulted departments shall respond in writ-
ing within ten (10) days with any additional
comments. In general, the City’s environmen-
tal determination of significance or nonsignif-
icance pursuant to RMC 4-9-070,
Environmental Review Procedures, will not
be issued until after final departmental com-
ments on the site development plan or re-
vised site development plan are received.
8. Special Review for Planned Actions: A
consistency review shall be conducted by the
Zoning Administrator for proposals submitted
under the authority of an adopted Planned
Action Ordinance.
If found consistent with the Planned Action
Ordinance, including required conditions and
mitigation measures, the Zoning Administra-
tor shall notify the applicant of the departmen-
tal comments and the consistency analysis
consistent with subsection G6 of this Section.
Revisions or modifications may be made in
accordance with subsection G7 of this Sec-
tion.
If found inconsistent with the Planned Action
Ordinance, the Zoning Administrator shall no-
tify the applicant of the departmental com-
ments and the consistency analysis
consistent with subsection G6 of this Section.
Revisions or modifications may be made in
accordance with subsection G7 of this Sec-
tion. If the application is still found to be in-
consistent once these steps have been
completed, the Zoning Administrator shall
forward the findings to the Environmental Re-
view Committee to determine if additional en-
vironmental review is required. The
application shall then follow the process, in
subsection D of this Section, to determine if a
public hearing is necessary.
9. Environmental Review Committee to
Determine Necessity for Public Hearing:
Upon receipt of final departmental comments
and after the close of the public comment pe-
riod, the Environmental Review Committee
shall determine the necessity for a public
hearing pursuant to subsection D2a of this
Section.
10. Environmental Review Committee
Decision Appealable to Hearing Exam-
iner: The final decision by the Environmental
Review Committee on whether a site devel-
opment review application requires a public
hearing may be appealed within fourteen (14)
days to the Hearing Examiner pursuant to
RMC 4-8-110E, Appeals.
11. Administrative Approval of Site De-
velopment Plan: For projects not requiring a
public hearing, the Reviewing Official shall
take action on the proposed site development
plan. Approval of a site development plan
shall be subject to any environmental mitigat-
ing measures that may be a part of the City’s
declaration of significance or nonsignifi-
cance.
12. Hearing Examiner Approval of Site
Development Plan: For projects requiring a
public hearing pursuant to subsection D of
this Section, the Hearing Examiner shall take
action on the proposed site development plan
following the hearing process in subsection
G13 of this Section.
4-9-200H
9 - 69 (Revised 2/04)
13. Hearing Process and Examiner Au-
thority for Modification of Plans:
a. Date of Hearing: Whenever a public
hearing is required, the Development
Services Division shall coordinate with
the Hearing Examiner in setting a hearing
date for the site development review ap-
plication.
b. Examiner’s Decision: After con-
ducting at least one public hearing on the
site development plan application, the
Hearing Examiner shall render a written
decision. The time limits for a Type VI re-
view process in RMC 4-8-080H shall ap-
ply.
The Hearing Examiner shall approve a
site development plan if the applicant
demonstrates that the proposed site de-
velopment plan is consistent with the
general purposes of this Section and with
the review criteria.
c. Authority for Conditions and Plan
Modifications: The Hearing Examiner
shall have the power to place reasonable
conditions on or modify a site develop-
ment plan in order to satisfy the general
purposes of this Section and to achieve
consistency with the review criteria. How-
ever, strict compliance with any one or
more particular criterion may not be nec-
essary or reasonable. Such conditions or
modifications may include, but are not
limited to, screening, buffering, building
location and orientation, paving, land-
scaping, vegetation removal, grading and
contouring. The Hearing Examiner shall
also have the power to fix the location
and configuration of driveways, walk-
ways, parking and loading areas, emer-
gency access, curbs, planting areas, and
signs. When only a portion of a site is pro-
posed for development, such power to
condition, modify or fix shall be exercised
only for that area which is directly related
to or may be impacted by the actual pro-
posed development.
To the extent necessary to meet the site
review criteria and to the extent neces-
sary to compensate for the impacts attrib-
utable to the proposed development, the
Hearing Examiner may impose additional
requirements, including:
i. Preparation of a landscape plan
by a licensed landscape architect;
ii. Preparation of a grading, drain-
age and erosion control plan;
iii. Preparation of a vegetation pres-
ervation plan;
iv. Improvements to identified or
planned public rights-of-way, includ-
ing paving, curbs, gutters, sidewalks,
lighting, turn lanes, signalization,
bikeways or pedestrian paths; and
v. Provision of or improvements to
public facilities and utilities.
d. Modification of Site Development
Plan Subsequent to Public Hearing
and Prior to Decision: In all cases, if an
applicant can demonstrate that a site de-
velopment plan can be made consistent
with the review criteria and general pur-
poses by alternative modifications to the
site development plan, the Hearing Ex-
aminer shall accept the alternative modi-
fications as conditions of approval and
approve the site development plan. If a
public hearing on the site development
plan application has already been closed,
the modifications proposed by the appli-
cant shall be administered according to
subsection J of this Section.
e. Denial of Site Development Plan: If
the Hearing Examiner finds that the site
development plan application cannot be
made consistent with the general pur-
poses and review criteria of this Section
by requiring reasonable conditions, then
the site development plan shall be de-
nied.
(Ord. 3981, 4-7-1986; Ord. 4008, 7-14-1986; Ord.
4551, 9-18-1995; Amd. Ord. 4802, 10-25-1999;
Ord. 5028, 11-24-2003)
H. MERGER WITH BINDING SITE PLAN:
1. The applicant may request that the site
development plan submitted for site plan re-
view under this Chapter constitute a binding
4-9-200I
(Revised 2/04)9 - 70
site plan pursuant to chapter 58.17 RCW,
subject to the requirements of this subsec-
tion.
2. In order to constitute a binding site plan,
a site development plan submitted for site de-
velopment plan review shall comply with all
applicable requirements and standards set
forth in RMC 4-7-230.
3. All approved site development plans, in-
cluding those constituting a binding site plan,
shall comply with the applicable require-
ments, procedures, and review criteria for site
development plan review set forth in this Sec-
tion.
4. An approved site development plan that
constitutes a binding site plan shall be re-
corded with the King County Department of
Records and Elections and shall be subject to
all other approval conditions included in RMC
4-7-230.
5. Upon the approval and recording of an
approved site development plan that consti-
tutes a binding site plan, the applicant may
develop the property in conformance with
that binding site plan and may sell or lease
parcels subject to that binding site plan. (Ord.
4954, 2-11-2002; Amd. Ord. 5028, 11-24-
2003)
I. MINOR ADJUSTMENTS TO AN
APPROVED SITE DEVELOPMENT PLAN:
Minor modifications may be permitted by admin-
istrative determination. To be considered a minor
modification, the amendment must not:
1. Involve more than a ten percent (10%) in-
crease in area or scale of the development in
the approved site development plan; or
2. Have a significantly greater impact on the
environment and facilities than the approved
plan; or
3. Change the boundaries of the originally
approved plan. (Ord. 4802, 10-25-1999;
Amd. Ord. 4954, 2-11-2002; Ord. 5028, 11-
24-2003)
J. MAJOR ADJUSTMENTS TO AN
APPROVED SITE DEVELOPMENT PLAN:
Major adjustments to an approved site develop-
ment plan require a new application pursuant to
subsection G of this Section. The review and ap-
proval shall rest with the approval body which ap-
proved the original site development plan. Major
adjustments involve a substantial change in the
basic site design plan, intensity, density, use and
the like generally involving more than a ten per-
cent (10%) change in area or scale. (Ord. 4008,
7-4-1986; Amd. Ord. 4802, 10-25-1999; Ord.
4954, 2-11-2002; Ord. 5028, 11-24-2003)
K. TIMING OF BUILDING PERMITS:
Building permits shall not be issued until the ap-
peal period for an approved site development
plan has expired. (Ord. 4802, 10-25-1999; Amd.
Ord. 4954, 2-11-2002; Ord. 5028, 11-24-2003)
L. EXPIRATION AND EXTENSION OF
SITE PLAN APPROVAL:
1. Master Plan: For a nonphased Master
Plan or a nonphased Master/Site Plan com-
bined approval the Hearing Examiner shall
determine an appropriate expiration date for
the Master Plan which may exceed two (2)
years, but shall not exceed five (5) years, and
shall document in writing. An applicant shall
submit a complete Site Plan application for
the development within the specified time
frame if a Site Plan was not combined with
the Master Plan application. The Zoning Ad-
ministrator may grant a one-year extension
for good cause; provided, the applicant sub-
mits a request forty five (45) days in advance
of the original expiration date.
2. Site Plan: The final approval of a Site
Plan shall expire within two (2) years of the
date of approval. A single two (2) year exten-
sion may be granted for good cause by the
approval body that approved the original Site
Plan. The approval body may, however, de-
termine at its discretion that a public hearing
may be required for such extension. (Ord.
4008, 7-14-1986; Amd. Ord. 4802,
10-25-1999; Ord. 4954, 2-11-2002; Ord.
5028, 11-24-2003)
4-9-220F
9 - 70.1 (Revised 2/04)
M. EXCEPTION TO TIME LIMIT FOR SITE
DEVELOPMENT PLAN PROJECTS THAT
ARE PHASED:
1. Phasing Permitted: For development
proposed on only a portion of a particular site,
an applicant may choose to submit a site de-
velopment plan application for either the en-
tire site or the portion of the site. In the latter
case, the application shall state clearly the
area of the site and the proposed develop-
ment, including phases, for which site devel-
opment plan approval is being requested. In
every case, the site development plan appli-
cation and review shall cover at least that por-
tion of the site which is directly related to or
may be impacted by the actual proposed de-
velopment, as determined by the Environ-
mental Review Committee.
2. Authority for Extension of Time: The
Reviewing Official may grant site develop-
ment plan approval for large projects planned
to be developed or redeveloped in phases
over a period of years exceeding the normal
time limits of subsection L of this Section.
Such approval shall include clearly defined
phases and specific time limits for each
phase.
3. Expiration of Phase(s): If the time limits
of a particular phase are not satisfied, then
site development plan approval for that
phase and subsequent phases shall expire.
The Hearing Examiner shall also determine if
such a phased project will be eligible for any
extensions of the time limits.
4. Vested for the Purposes of Zoning: As
long as the development of a phased project
conforms to the approved phasing plan, the
zoning regulations in effect at the time of the
original approval shall continue to apply.
However, all construction shall conform to the
Uniform Building Code and Uniform Fire
Code regulations in force at the time of build-
ing permit application. (Ord. 3981, 4-7-1986;
Amd. Ord. 4802, 10-25-1999; Ord. 4954,
2-11-2002; Ord. 5028, 11-24-2003)
N. APPEALS:
Any decision on an administrative site develop-
ment plan approval shall be appealed as an ad-
ministrative decision pursuant to RMC 4-8-110,
Appeals. Any appellant must be seeking to pro-
tect an interest that is arguably within the zone of
interest to be protected or regulated by this Sec-
tion, must allege an injury in fact, and that injury
must be real and present rather than speculative.
(Ord. 4551, 9-18-1995; Amd. Ord. 4802,
10-25-1999; Ord. 4954, 2-11-2002; Ord. 5028,
11-24-2003)
4-9-210 RESERVED: (Amd. Ord.
4802, 10-25-1999)
4-9-220 SPECIAL PERMITS:
A. PURPOSE AND AUTHORITY:
Recognizing that there are certain uses of prop-
erty that may be detrimental to the public health,
safety, morals, and general welfare, and not per-
mitted by right in the zone where proposed, de-
pending upon the facts of each particular case, a
limited power to issue permits for such uses is
vested in the Hearing Examiner following recom-
mendation by the Development Services Divi-
sion. (Ord. 3592, 12-14-1981)
B. APPLICABILITY: (Reserved)
C. SUBMITTAL REQUIREMENTS AND
FEES:
Shall be as listed in RMC 4-8-120C, Land Use Ap-
plications, and 4-1-170, Land Use Review Fees.
D. REVIEW PROCESS AND DECISION
CRITERIA:
The standards of review and procedural require-
ments shall be the same as a conditional use per-
mit. (Ord. 3592, 12-14-1981)
E. EXPIRATION AND EXTENSIONS:
Shall be as stipulated in RMC 4-8-100H and I.
F. MODIFICATIONS TO APPROVED
PLANS: (Reserved)
4-9-230A
(Revised 2/04)9 - 70.2
4-9-230 SPECIAL PERMIT TO
ALLOW PRIVATE GARAGES ON
STEEP SLOPES TO LOCATE WITHIN
FRONT OR SIDE YARD SETBACK:
A. PURPOSE, AUTHORITY AND
CONDITIONS OF APPROVAL:
The Development Services Division may, in spe-
cific cases where the topography of the premises
or the location of buildings existing prior to the
passage of this Code make compliance with the
provisions governing the location of private ga-
rages impossible, grant a special permit for a pri-
vate garage to be located nearer to the street line
than the main structure, but in any case where
such location is within a required front or side
yard, the highest point of a building so located
shall not be more than thirty inches (30″) above
the average level of the ground on the side far-
thest from the street line. Likewise, the Develop-
ment Services Division may, upon proper
application, grant a special permit for the location
of a garage on the low side of the street nearer to
the street line than the main building. (Ord. 2630,
4-26-1971, Amd. Ord. 3592, 12-14-1981)
B. APPLICABILITY: (Reserved)
C. REVIEW CRITERIA: (Reserved)
4-9-240 TEMPORARY USE PERMITS:
A. PURPOSE:
A temporary use permit allows a use or structure
on a short-term basis. Such uses or structures
may be allowed subject to modified development
standards which would not be appropriate for per-
manent uses in the zoning designation.
B. APPLICABILITY:
1. Exemptions: The following uses and
structures do not require a temporary use
permit provided they are associated with an
approved land use application and/or an ac-
tive building or construction permit and ap-
proved by the Development Services Division
Director.
a. Contractor’s office, storage yard, and
equipment parking and servicing on or
near the site or in the vicinity of an active
construction project.
b. One model home located on an ex-
isting lot, and located within the subdivi-
sion or residential development to which
they pertain.
c. Sales/marketing trailers used for the
purpose of real estate sales and/or rental
information, located within the subdivi-
sion or development to which they per-
tain.
C. USES WHICH MAY BE PERMITTED:
1. Occupancy of a temporary structure (ex-
isting home, mobile home or travel trailer with
adequate water and sewer/septic service) on
the same lot while a residential building is be-
ing constructed or while a damaged residen-
tial building is being repaired, and when a
valid residential building permit is in force.
The permit may be granted for up to one hun-
dred eighty (180) days but cannot exceed the
expiration date of the building permit.
2. Model homes, equaling the lesser of five
(5) homes or twenty percent (20%) of the total
lots, when located within the subdivision or
residential development to which they pertain.
3. Circuses, carnivals, fairs, or similar tran-
sient amusement or recreational activities.
4. Temporary parking lots/areas.
5. Mobile food vendors in zones not nor-
mally permitting them.
6. Temporary manufactured home for med-
ical hardship.
7. The Planning/Building/Public Works Ad-
ministrator or designee may authorize addi-
tional temporary uses not listed in this
subsection when it is found that the proposed
uses are in keeping with the intent and pur-
poses of this Section.
D. SUBMITTAL REQUIREMENTS AND
APPLICATION FEES:
Shall be as listed in RMC 4-8-120C, Land Use Ap-
plications, and 4-1-170, Land Use Review Fees.
4-9-240K
9 - 71 (Revised 6/05)
E. PUBLIC NOTICE AND COMMENT
PERIOD:
Shall be as listed in RMC 4-8-090, Public Notice
Requirements, except that public notice is not re-
quired for applications requesting a temporary
manufactured home for medical hardship.
F. WAIVER OF REQUIREMENTS AND
FEES:
Except for sign requirements of RMC 4-8-090, the
Planning/Building/Public Works Administrator
may waive specific application requirements de-
termined to be unnecessary for review of an ap-
plication. The Administrator may waive the permit
application fee for public service activities and
nonprofit organizations.
G. APPLICATION PROCESS AND
REVIEW AUTHORITY:
The Planning/Building/Public Works Administra-
tor shall, in consultation with appropriate City de-
partments, review and decide upon each applica-
tion for a temporary use permit. The Administrator
may approve, modify, or condition an application
for a temporary use permit.
H. DECISION CRITERIA:
The Planning/Building/Public Works Administra-
tor or designee may approve, modify, or condition
an application for a temporary use permit, based
on consideration of the following factors:
1. The temporary use will not be materially
detrimental to the public health, safety, or wel-
fare, nor injurious to property or improve-
ments in the vicinity of the temporary use; and
2. Adequate parking facilities and vehicle
ingress and egress are provided to serve the
temporary use and any existing uses on the
site; and
3. Hours of operation of the temporary use
are specified, and would not adversely impact
surrounding uses; and
4. The temporary use will not cause nui-
sance factors such as noise, light, or glare
which adversely impacts surrounding uses;
and
5. If applicable, the applicant has obtained
the required right-of-way use permit.
I. SPECIAL CRITERIA FOR
TEMPORARY MANUFACTURED HOME
FOR MEDICAL HARDSHIP:
In lieu of the criteria in subsection H of this Sec-
tion, a manufactured home which complies with
HUD standards may be permitted as a temporary
dwelling on the same lot as a permanent dwelling
provided the applicant demonstrates the tempo-
rary dwelling is necessary to provide daily care to
an individual certified by a physician as needing
such care. The primary provider of daily care shall
reside on-site; the manufactured home together
with the permanent residence shall meet the set-
back, height, building footprint, and lot coverage
provisions for the applicable zone.
J. CONDITIONS OF APPROVAL:
1. General: The Planning/Building/Public
Works Administrator or designee may estab-
lish conditions as may be deemed necessary
to ensure land use compatibility and to mini-
mize potential impacts on nearby uses.
These include, but are not limited to, requiring
that notice be given to adjacent/abutting
property owners prior to approval, time and
frequency of operation, temporary arrange-
ments for parking and traffic circulation, re-
quirement for screening or enclosure, and
guarantees for site restoration and cleanup
following temporary uses.
2. Additional Requirements – for Model
Homes: In addition to the requirements of
subsections J1, General, and J2, Facilities
Required, of this Section, the Planning/Build-
ing/Public Works Administrator or designee
may require conditions of approval regarding
access/roadway construction, temporary ero-
sion control, utilities, street and lot address-
ing, building permits, staking of proposed lots
underlying the model homes, staking of
model home lot setbacks, plat approval,
abatement agreements and indemnification,
and security devices for removal of model
homes if plat is not recorded.
K. OTHER REQUIRED PERMITS:
The temporary use may also require permits and
inspections from both the Fire Prevention Bureau
and/or Development Services Division to ensure
that the temporary use is in compliance with Fire/
Building Codes.
4-9-240L
(Revised 6/05)9 - 72
L. EXPIRATION AND EXTENSION:
1. Standard Period of Validity: Except as
specified in subsections L2 and L3 of this
Section, a temporary use permit is valid for up
to one year from the effective date of the per-
mit, unless the Planning/Building/Public
Works Administrator or designee establishes
a shorter time frame.
2. Optional Extended Period of Validity:
The Planning/Building/Public Works Adminis-
trator or designee may approve a longer pe-
riod of up to two (2) years for temporary sales
or rental offices in subdivisions, multi-family
or nonresidential projects or other longer term
uses, if requested by the applicant at the time
of application.
3. Special Expiration/Extension Periods
for Manufactured Homes for Medical
Hardship: The temporary use permit for a
manufactured home for medical hardship
shall be effective for twelve (12) months. Ex-
tension of the temporary use permit may be
approved in twelve (12) month increments
subject to demonstration of continuing medi-
cal hardship. The manufactured home shall
be removed within ninety (90) days of the ex-
piration of the temporary use permit or the
cessation of provision of daily care.
M. REMOVAL OF TEMPORARY USE
REQUIRED:
Each site occupied by a temporary use shall be
left free of debris, litter, or other evidence of the
temporary use upon completion of removal of the
use.
N. SECURITY:
The Planning/Building/Public Works Administra-
tor or designee may require security in conform-
ance with RMC 4-9-060C to assure compliance
with the provisions of the temporary use permit as
approved if required. The amount of the security
will be determined by the Planning/Building/Pub-
lic Works Administrator or designee, but in no
case shall it be less than one thousand dollars
($1,000.00). The security may be used by the City
to abate the use and/or facilities.
O. PERMIT REVOCATION:
1. Revocation of Temporary Use Permit:
Should the Planning/Building/Public Works
Administrator or the Administrator’s designee
determine that information has been provided
to the City which was false, incomplete, or
has changed, such that the decision criteria in
subsection H of this Section are incorrect,
false, or have not been met, or the temporary
use actually being used is different than or
greater than that applied for, or if the use itself
is a nuisance, unhealthy, unsafe or poses a
substantial risk of harm to persons or prop-
erty, then the Administrator may revoke the
temporary use permit upon ten (10) days’
written notice, unless an emergency exists, in
which case the Administrator may declare
such an emergency and immediately revoke
the temporary use permit.
(Ord. 4560, 11-13-1995; Amd. Ord. 4963,
5-13-2002)
4-9-250 VARIANCES, WAIVERS,
MODIFICATIONS, AND ALTERNATES:
A. PURPOSES:
1. Variances: A grant of relief from the re-
quirements of this Title which permits con-
struction in a manner that otherwise is
prohibited by this Title.
2. Waivers: (Reserved)
3. Modifications: To modify a Code re-
quirement when there are practical difficulties
involved in carrying out the provisions of this
Title when a special individual reason makes
the strict letter of this Code impractical. (Ord.
4346, 3-9-1992)
4. Alternates: To allow the use of any ma-
terial or method of construction not specifi-
cally prescribed by this Title. (Ord. 4346,
3-9-1992; Ord. 5137, 4-25-2005)
B. VARIANCE PROCEDURES:
1. Authority and Applicability:
a. Hearing Examiner Variances: The
Hearing Examiner shall have the author-
ity to grant variances from the provisions
of those sections of this Title listed in
RMC 4-8-070 where the proposed devel-
opment requires or required any permit
4-9-250B
9 - 73 (Revised 12/05)
or approval as set forth in RMC 4-8-070J,
Review Authority for Multiple Permit Ap-
plications, and for variances from the fol-
lowing critical area regulations:
i. Proposals Located within Criti-
cal Areas – Aquifer Protection Ar-
eas: If an applicant feels that the
strict application of aquifer protection
regulations would deny all reason-
able use of the property or would
deny installation of public transporta-
tion or utility facilities determined by
the public agency proposing these
facilities to be in the best interest of
the public health, safety and welfare,
the applicant of a development pro-
posal may apply for a variance.
ii. Proposals Located within Crit-
ical Areas – Flood Hazards: The
Hearing Examiner shall hear and de-
cide requests for variances from the
flood hazard requirements of RMC
4-3-050, Critical Areas Regulations.
iii. Proposals Located within
Critical Areas – Wetlands: Buffer
width reductions not otherwise au-
thorized by RMC 4-3-050M6e and
M6f – Category 1 or 2.
iv. Proposals located within Crit-
ical Areas – Streams and Lakes:
Buffer width reductions not otherwise
authorized by RMC 4-3-050L,
Streams and Lakes (Class 2 to 4).
Activities proposing to vary from
stream regulations not listed else-
where in subsection B1a of this Sec-
tion or as an administrative variance
in subsection B1c of this Section, and
authorized to be requested as vari-
ances in RMC 4-3-050L.
v. Proposals Located within Crit-
ical Areas – General: Public/quasi-
public utility or agency proposing to
alter aquifer protection, geologic haz-
ard, habitat or wetlands regulations
not listed above or as an administra-
tive variance.
b. (Repealed by Ord. 5157,
9-26-2005)
c. Administrative Variances: The
Planning/Building/Public Works Adminis-
trator or his/her designee shall have the
authority to grant variances from the fol-
lowing development standards when no
other permit or approval requires Hearing
Examiner Review:
i. Residential Land Uses: Lot
width, lot depth, setbacks, allowed
projections into setbacks, and lot
coverage. Lot width, lot depth, and
setback variations do not require a
variance if the request is part of a
stream daylighting proposal and
meets criteria in RMC 4-3-050L; and
ii. Commercial and Industrial
Land Uses: Screening of surface-
mounted equipment and screening
of roof-mounted equipment.
iii. Proposals Located Within
Critical Areas:
(a) Steep Slopes Forty Per-
cent (40%) or Greater and Very
High Landslide Hazards: The
construction of one single family
home on a pre-existing platted
lot where there is not enough de-
velopable area elsewhere on the
site to accommodate building
pads and provide practical off-
street parking.
(b) Wetlands:
• Creation/restoration/en-
hancement ratios: Catego-
ries 1 and 2.
• Buffer width reductions not
otherwise authorized by
RMC 4-3-050M6e and M6f –
Category 3.
• A new or expanded single
family residence on an exist-
ing, legal lot, having a regu-
lated Category 3 wetland.
(Amd. Ord. 4835, 3-27-2000;
Ord. 4851, 8-7-2000)
(c) Streams and Lakes: A new or
expanded single family residence on
4-9-250B
(Revised 12/05)9 - 74
a pre-existing platted lot where there
is not enough developable area else-
where on the site to accommodate
building pads and provide practical
off-street parking, providing reason-
able use of the property.
2. Filing of Application: A property owner,
or his duly authorized agent, may file an ap-
plication for a variance which application
shall set forth fully the grounds therefor and
the facts deemed to justify the granting of
such variance.
3. Submittal Requirements and Applica-
tion Fees: Shall be as listed in RMC
4-8-120C, Land Use Applications, and
4-1-170, Land Use Review Fees.
4. Public Notice and Comment Period:
Notice of the application shall be given pursu-
ant to RMC 4-8-090, Public Notice Require-
ments.
5. Decision Criteria: Except for variances
from critical areas regulations, the Reviewing
Official shall have authority to grant a vari-
ance upon making a determination in writing
that the conditions specified below have been
found to exist: (Amd. Ord. 4835, 3-27-2000)
a. That the applicant suffers undue
hardship and the variance is necessary
because of special circumstances appli-
cable to subject property, including size,
shape, topography, location or surround-
ings of the subject property, and the strict
application of the Zoning Code is found to
deprive subject property owner of rights
and privileges enjoyed by other property
owners in the vicinity and under identical
zone classification;
b. That the granting of the variance will
not be materially detrimental to the public
welfare or injurious to the property or im-
provements in the vicinity and zone in
which subject property is situated;
c. That approval shall not constitute a
grant of special privilege inconsistent
with the limitation upon uses of other
properties in the vicinity and zone in
which the subject property is situated;
d. That the approval as determined by
the Reviewing Official is a minimum vari-
ance that will accomplish the desired pur-
pose. (Amd. Ord. 4835, 3-27-2000)
6. Special Review Criteria – Reasonable
Use Variance – Critical Areas Regulations
Only: For variance requests related to the
critical areas regulations not subject to sub-
sections B7 to B11 of this Section, the Re-
viewing Official may grant a reasonable use
variance if all of the following criteria are met:
a. That the granting of the variance will
not be materially detrimental to the public
welfare or injurious to the property or im-
provements in the vicinity and zone in
which subject property is situated;
b. There is no reasonable use of the
property left if the requested variance is
not granted;
c. The variance granted is the minimum
amount necessary to accommodate the
proposal objectives;
d. The need for the variance is not the
result of actions of the applicant or prop-
erty owner; and
e. The proposed variance is based on
consideration of the best available sci-
ence as described in WAC 365-195-905;
or where there is an absence of valid sci-
entific information, the steps in RMC
4-9-250F are followed. (Ord. 4835,
3-27-2000; Amd. Ord. 4851, 8-21-2000)
7. Special Review Criteria for Variances
from the Aquifer Protection Regulations:
Except for public or quasi-public utility or
agency proposals which are subject to sub-
section B10 of this Section, the Hearing Ex-
4-9-250B
9 - 75 (Revised 6/05)
aminer shall consider the following criteria, in
addition to those criteria in subsections B5
and B6 of this Section, for variances from
aquifer protection regulations:
a. That the proposed activities will not
cause significant degradation of ground-
water or surface water quality;
b. That the applicant has taken deliber-
ate measures to minimize aquifer im-
pacts, including but not limited to the
following:
i. Limiting the degree or magnitude
of the hazardous material and activ-
ity; and
ii. Limiting the implementation of
the hazardous material and activity;
and
iii. Using appropriate and best
available technology; and
iv. Taking affirmative steps to avoid
or reduce impacts; and
c. That there will be no damage to
nearby public or private property and no
threat to the health or safety of people on
or off the property; and
d. The proposed variance is based on
consideration of the best available sci-
ence as described in WAC 365-195-905;
or where there is an absence of valid sci-
entific information, the steps in RMC
4-9-250F are followed. (Ord. 4835,
3-27-2000; Amd. Ord. 4851, 8-21-2000)
8. Special Review Criteria for Variances
from Flood Hazard Requirements in the
Critical Areas Regulations: In lieu of the
variance criteria of subsection B5 of this Sec-
tion, the following directives and criteria shall
be utilized by the Hearing Examiner in the re-
view of variance applications related to the
flood hazard requirements of the critical ar-
eas regulations:
a. Purpose and Intent: Variances, as
interpreted in the national flood insurance
program, are based on the general zon-
ing law principle that they pertain to a
physical piece of property; they are not
personal in nature and do not pertain to
the structure, its inhabitants, economic or
financial circumstances. They primarily
address small lots in densely populated
residential neighborhoods. As such, vari-
ances from the flood elevations should
be quite rare.
b. Review Criteria: In passing upon
such an application for a variance, the
Hearing Examiner shall consider the fol-
lowing review criteria:
i. Consider all technical evalua-
tions, all relevant factors, standards
specified in other sections of this sec-
tion; and:
(a) The danger that materials
may be swept onto other lands to
the injury of others;
(b) The danger to life and prop-
erty due to flooding or erosion
damage;
(c) The susceptibility of the pro-
posed facility and its contents to
flood damage and the effect of
such damage on the individual
owner;
(d) The importance of the ser-
vices provided by the proposed
facility to the community;
(e) The necessity to the facility
of a waterfront location, where
applicable;
(f) The availability of alternative
locations for the proposed use
which are not subject to flooding
or erosion damage;
(g) The compatibility of the pro-
posed use with existing and an-
ticipated development;
(h) The relationship of the pro-
posed use to the comprehensive
plan and flood plain manage-
ment program for that area;
4-9-250B
(Revised 6/05)9 - 76
(i) The safety of access to the
property in times of flood for ordi-
nary and emergency vehicles;
(j) The expected heights, ve-
locity, duration, rate of rise, and
sediment transport of the flood
waters and the effects of wave
action, if applicable, expected at
the site; and
(k) The costs of providing gov-
ernmental services during and
after flood conditions, including
maintenance and repair of public
utilities and facilities such as
sewer, gas, electrical, and water
systems, and streets and
bridges.
ii. Generally, the only condition un-
der which a variance from the eleva-
tion standard may be issued is for
new construction and substantial im-
provements to be erected on a lot of
one-half (1/2) acre or less in size
contiguous to and surrounded by lots
with existing structures constructed
below the base flood level, provided
criteria in subsection B8b(i) of this
Section have been fully considered.
As the lot size increases the techni-
cal justification required for issuing
the variance increases.
iii. Variances may be issued for
nonresidential buildings in very lim-
ited circumstances to allow a lesser
degree of floodproofing than water-
tight or dry-floodproofing, where it
can be determined that such action
will have low damage potential, com-
plies with all other variance criteria
except subsections B8b(ii), (iii) or (iv)
of this Section, and otherwise com-
plies with RMC 4-3-050I2a and I2b of
the general standards.
iv. Variances may be issued for the
reconstruction, rehabilitation, or res-
toration of structures listed in the Na-
tional Register of Historic Places or
the State Inventory of Historic
Places, without regard to the proce-
dures set forth in this section.
v. Variances shall not be issued
within a designated floodway if any
increase in flood levels during the
base flood discharge would result.
vi. Variances shall only be issued
upon:
(a) A showing of good and suf-
ficient cause;
(b) A determination that failure
to grant the variance would result
in exceptional hardship to the ap-
plicant;
(c) A determination that the
granting of a variance will not re-
sult in increased flood heights,
additional threats to public
safety, extraordinary public ex-
pense, create nuisances, cause
fraud on or victimization of the
public or conflict with existing lo-
cal laws or ordinances.
(d) A determination that the
variance is the minimum neces-
sary, considering the flood haz-
ard, to afford relief.
c. Conditions of Approval: Upon con-
sideration of the factors of subsection
B8b of this Section, and the purposes of
this Section, the Hearing Examiner may
attach such conditions to the granting of
variances as it deems necessary to fur-
ther the purposes of this Section.
d. Notice Required upon Variance
Approval: Any applicant to whom a vari-
ance is granted shall be given written no-
tice that the structure will be permitted to
be built with a lowest floor elevation be-
low the base flood elevation and that the
cost of flood insurance will be commen-
surate with the increased risk resulting
from the reduced lowest floor elevation.
e. Records: The Department Adminis-
trator or his/her designee, the Building
Official, shall maintain the records of all
variance actions and report any vari-
ances to the Federal Insurance Adminis-
tration upon request. (Ord. 4835,
3-27-2000; Amd. Ord. 4851, 8-7-2000)
4-9-250B
9 - 77 (Revised 12/05)
9. Special Review Criteria – Single Fam-
ily Residence on a Legal Lot with a Cate-
gory 3 Wetland; or Single Family
Residence on a Legal Lot with a Class 2, 3,
or 4 Stream/Lake: In lieu of the criteria
shown in subsections B5 and B6 of this Sec-
tion, a variance may be granted from any wet-
land or stream requirement in the critical
areas regulations for a single family resi-
dence to be located on an existing legal lot if
all of the following criteria are met:
a. The proposal is the minimum neces-
sary to accommodate the building foot-
print and access. In no case, however,
shall the impervious surface exceed five
thousand (5,000) square feet, including
access. Otherwise the alteration shall be
reviewed as a Hearing Examiner vari-
ance and subject to the review criteria of
subsection B6 of this Section;
b. Access is located so as to have the
least impact on the wetland and/or
stream/lake and its buffer;
c. The proposal preserves the functions
and values of the wetlands and/or
stream/lake/riparian habitat to the maxi-
mum extent possible;
d. The proposal includes on-site mitiga-
tion to the maximum extent possible;
e. The proposal first develops noncriti-
cal area, then the critical area buffer, be-
fore the critical area itself is developed;
f. The proposed activities will not jeop-
ardize the continued existence of endan-
gered, threatened or sensitive species as
listed by the Federal government or the
State;
g. The inability to derive reasonable
economic use of the property is not the
result of actions segregating or dividing
the property and creating the undevelop-
able condition after the effective date of
this Section; and
h. The proposed variance is based on
consideration of the best available sci-
ence as described in WAC 365-195-905;
or where there is an absence of valid sci-
entific information, the steps in RMC
4-9-250F are followed. (Ord. 4835,
3-27-2000; Amd. Ord. 4851, 8-7-2000)
10. Special Review Criteria – Public/
Quasi-Public Utility or Agency Altering
Aquifer Protection, Geologic Hazard, Hab-
itat, Stream/Lake or Wetland Regulations:
In lieu of the variance criteria of subsection B5
of this Section, applications by public/quasi-
public utilities or agencies proposing to alter
aquifer protection, geologic hazard, habitat,
stream and lake or wetland regulations shall
be reviewed for compliance with all of the fol-
lowing criteria:
a. Public policies have been evaluated
and it has been determined by the De-
partment Administrator that the public’s
health, safety, and welfare is best served;
b. Each facility must conform to the
Comprehensive Land Use Plan and with
any adopted public programs and poli-
cies;
c. Each facility must serve established,
identified public needs;
d. No practical alternative exists to
meet the needs;
e. The proposed action takes affirma-
tive and appropriate measures to mini-
mize and compensate for unavoidable
impacts;
f. The proposed activity results in no net
loss of regulated wetland or stream/lake
area, value, or function in the drainage
basin where the wetland, stream or lake
is located;
g. The proposed activities will not jeop-
ardize the continued existence of endan-
gered, threatened or sensitive species as
listed by the Federal government or the
State;
h. That the proposed activities will not
cause significant degradation of ground-
water or surface water quality;
i. The approval as determined by the
Hearing Examiner is a minimum variance
that will accomplish the desired purpose;
and
4-9-250B
(Revised 12/05)9 - 78
j. The proposed variance is based on
consideration of the best available sci-
ence as described in WAC 365-195-905;
or where there is an absence of valid sci-
entific information, the steps in RMC
4-9-250F are followed. (Ord. 4835,
3-27-2000; Amd. Ord. 4851, 8-7-2000)
11. Special Review Criteria – Construct-
ing Structures over Piped Streams: For
variance requests involving the construction
of structures over piped streams, the follow-
ing criteria shall apply:
a. The proposal is the minimum neces-
sary to accommodate the structure; and
b. There is no other reasonable alterna-
tive to avoid building over a piped stream;
and
c. The existing pipe stream system that
would have to be located under the struc-
ture is replaced with new pipe material to
ensure long-term life of the pipe and
meets structural requirements; and
d. The piped stream system is sized to
convey the one hundred (100) year future
land use condition runoff from the total
upstream tributary area as determined
from a hydrologic and hydraulic analysis
performed in accordance with standards
determined by the City and in accor-
dance with other City’s standards; and
e. The piped stream that will be built
over will need to be placed in a casing
pipe sized to allow pipe skids and the po-
tential need to increase the pipe size by a
minimum of one pipe diameter. The cas-
ing pipe shall be a minimum of three pipe
diameters larger than the diameter of the
pipe that conveys the stream; and
f. To allow for maintenance, operation
and replacement of the piped stream that
has been built over, a flow bypass system
shall be constructed and access man-
holes or other structures of sufficient size
as determined by the City shall be re-
quired on both sides of the section of the
piped stream that is built upon; and
g. There will be no damage to nearby
public or private property and no threat to
the health or safety of people on or off the
property.
12. Continuation of Public Hearing: If for
any reason testimony in any manner set for
public hearing, or being heard, cannot be
completed on date set for such hearing, the
person presiding at such public hearing or
meeting may, before adjournment or recess
of such matters under consideration, publicly
announce the time and place to and at which
said meeting will be continued, and no further
notice of any kind shall be required. (Ord.
3463, 8-11-1980; Amd. Ord. 4648, 1-6-1997;
Ord. 4835, 3-27-2000)
13. Decision Process:
a. The Planning/Building/Public
Works Administrator or His/Her Desig-
nee Shall Announce Findings and De-
cisions: Not more than thirty (30) days
after the termination of the proceedings
of the public hearing on any variance, the
Planning/Building/Public Works Adminis-
trator or his/her designee shall announce
the Administrator’s findings and decision.
If a variance is granted, the record shall
show such conditions and limitations in
writing as the Administrator may impose.
b. Notice of Decision of the Plan-
ning/Building/Public Works Adminis-
trator or His/Her Designee: Following
the rendering of a decision on a variance
application, a copy of the written order by
the Administrator shall be mailed to the
applicant at the address shown on the
application and filed with the Planning/
Building/Public Works Department and to
any other person who requests a copy
thereof.
c. Reconsideration: (Reserved)
d. Record of Decision: Whenever a
variance is approved by the Planning/
Building/Public Works Administrator or
his/her designee, the Building Depart-
ment shall forthwith make an appropriate
record and shall inform the administrative
department having jurisdiction over the
matter. (Amd. Ord. 4835, 3-27-2000; Ord.
5157, 9-26-2005)
4-9-250D
9 - 79 (Revised 12/05)
14. Conditions of Approval: The Review-
ing Official may prescribe any conditions
upon the variance deemed to be necessary
and required. (Amd. Ord. 4835, 3-27-2000)
15. Finalization: (Reserved)
16. Expiration of Variance Approval: Any
variance granted by the Reviewing Official,
unless otherwise specified in writing, shall
become null and void in the event that the ap-
plicant or owner of the subject property for
which a variance has been requested has
failed to commence construction or otherwise
implement effectively the variance granted
within a period of two (2) years after such
variance has been issued. For proper cause
shown, an applicant may petition the Review-
ing Official during the variance application re-
view process, for an extension of the two (2)
year period, specifying the reasons therefor.
The time may be extended but shall not ex-
ceed one additional year in any event. (Amd.
Ord. 4835, 3-27-2000; Ord. 4851, 8-7-2000)
17. Extension of Approval: For proper
cause shown, an applicant may petition the
Reviewing Official for an extension of the ap-
proved expiration period established per sub-
section D16 of this Section prior to the
expiration of the time period, specifying the
reasons therefor. The Reviewing Official may
extend the time limit, but such extension shall
not exceed one additional year in any event.
(Ord. 3463, 8-11-1980; Amd.Ord. 4648,
1-6-1997; Ord. 4835, 3-27-2000; Ord. 4851,
8-7-2000; Ord. 5137, 4-25-2005)
C. WAIVER PROCEDURES:
1. Authority for Waiver, General: (Re-
served)
2. Authority for Waiver of Street Im-
provements: The Planning/Building/Public
Works Administrator or his/her designee may
grant waiver of the installation of street im-
provements subject to the determination that
there is reasonable justification for such
waiver. (Ord. 5156, 9-26-2005)
3. Application and Fee: Any application for
such a waiver shall specify in detail the reason
for such requested waiver and may contain
such evidence including photographs, maps,
and surveys as may be pertinent thereto. The
application fee shall be as specified in RMC
4-1-170, Land Use Review Fees.
4. Decision Criteria, General: (Reserved)
5. Decision Criteria for Waivers of Street
Improvements: Reasonable justification
shall include but not be limited to the follow-
ing:
a. Required street improvements will al-
ter an existing wetlands or stream, or
have a negative impact on a shoreline’s
area.
b. Existing steep topography would
make required street improvements in-
feasible.
c. Required street improvements would
have a negative impact on other proper-
ties, such as restricting available access.
d. There are no similar improvements in
the vicinity and there is little likelihood
that the improvements will be needed or
required in the next ten (10) years.
e. In no case shall a waiver be granted
unless it is shown that there will be no det-
rimental effect on the public health, safety
or welfare if the improvements are not in-
stalled, and that the improvements are
not needed for current or future develop-
ment. (Ord. 5137, 4-25-2005)
D. MODIFICATION PROCEDURES:
1. Application Time and Decision Au-
thority: Modification from standards, either in
whole or in part, shall be subject to review
and decision by the Planning/Building/Public
Works Department upon submittal in writing
of jurisdiction for such modification. (Amd.
Ord. 4777, 4-19-1999)
2. Decision Criteria: Whenever there are
practical difficulties involved in carrying out
the provisions of this Title, the Department
Administrator may grant modifications for in-
dividual cases provided he/she shall first find
that a specific reason makes the strict letter of
this Code impractical, that the intent and pur-
pose of the governing land use designation of
the Comprehensive Plan is met and that the
modification is in conformity with the intent
4-9-250E
(Revised 12/05)9 - 80
and purpose of this Code, and that such mod-
ification:
a. Substantially implements the policy
direction of the policies and objectives of
the Comprehensive Plan Land Use Ele-
ment and the Community Design Ele-
ment and the proposed modification is
the minimum adjustment necessary to
implement these policies and objectives;
b. Will meet the objectives and safety,
function, appearance, environmental pro-
tection and maintainability intended by
the Code requirements, based upon
sound engineering judgment;
c. Will not be injurious to other prop-
erty(ies) in the vicinity;
d. Conforms to the intent and purpose
of the Code;
e. Can be shown to be justified and re-
quired for the use and situation intended;
and
f. Will not create adverse impacts to
other property(ies) in the vicinity. (Ord.
4517, 5-8-1995; Ord. 5100, 11-1-2004)
3. Additional Decision Criteria Only for
Center Office Residential 3 (COR 3) Zone:
For a modification to special upper story set-
back standards in the COR 3 Zone, RMC
4-2-120B, the Department shall rely on the
recommendations contained within the Re-
port on Design Criteria for Modifications pre-
pared by the Economic Development,
Neighborhoods and Strategic Planning Ad-
ministrator or designee as the basis for ap-
proval or denial of the request. In addition to
the criteria in subsection D2 of this Section,
the request for modification in the COR 3
Zone requirements for upper story setbacks
shall meet all of the following criteria:
a. In comparison to the standard upper
story setbacks, the proposed building de-
sign will achieve the same or better re-
sults in terms of solar access to the public
shoreline trails/open space and publicly
accessible plazas; the building will allow
access to sunlight along the public trail/
open space system and plazas abutting
the shoreline during daytime and sea-
sonal periods projected for peak utiliza-
tion by pedestrians.
b. The building will create a step in per-
ceived height, bulk and scale in compari-
son to buildings surrounding the subject
building. (Amd. Ord. 4802, 10-25-1999;
Ord. 5100, 11-1-2004; Ord. 5137,
4-25-2005)
E. ALTERNATE PROCEDURES:
1. Authority: The provisions of this Title are
not intended to prevent the use of any mate-
rial or method of construction or aquifer pro-
tection not specifically prescribed by this
Title, provided any alternate has been ap-
proved and its use authorized by the Plan-
ning/Building/Public Works Administrator.
2. Decision Criteria: The Administrator
may approve any such alternate, provided
he/she finds that the proposed design and/or
methodology is satisfactory and complies
with the provisions of this Title and that the
material, method or work offered is, for the
purpose intended, at least the equivalent of
that prescribed in this Title in suitability,
strength, effectiveness, durability, safety,
maintainability and environmental protection.
(Amd. Ord. 4851, 8-7-2000)
3. Substantiation: The Department Admin-
istrator shall require that sufficient evidence
or proof be submitted to substantiate any
claims that may be made regarding its use.
(Amd. Ord. 4851, 8-7-2000)
4. Record of Decision: The details of any
action granting approval of an alternate shall
be written and entered in the files of the Code
enforcement agency. (Ord. 4367, 9-14-1992;
Ord. 5137, 4-25-2005)
F. ABSENCE OF VALID SCIENTIFIC
INFORMATION:
Where there is an absence of valid scientific infor-
mation or incomplete scientific information relat-
ing to a critical area leading to uncertainty about
the risk to critical area function of permitting an al-
teration of or impact to the critical area, the Re-
sponsible Official shall:
1. Take a “precautionary or a no-risk ap-
proach” that appropriately limits development
4-9-260
9 - 81 (Revised 12/05)
and land use activities until the uncertainty is
sufficiently resolved, or determine that pro-
tection can be ensured by using an approach
different from that derived from the best avail-
able science; provided, that the applicant
demonstrates on the record how the alterna-
tive approach will protect the functions and
values of the critical area; and
2. Require application of an effective adap-
tive management program that relies on sci-
entific methods to evaluate how well
regulatory and nonregulatory actions protect
the critical area. An adaptive management
program is a formal and deliberate scientific
approach to taking action and obtaining infor-
mation in the face of uncertainty. An adaptive
management program shall:
a. Address funding for the research
component of the adaptive management
program;
b. Change course based on the results
and interpretation of new information that
resolves uncertainties; and
c. Commit to the appropriate timeframe
and scale necessary to reliably evaluate
regulatory and nonregulatory actions af-
fecting protection of critical areas and
anadromous fisheries. (Ord. 5137,
4-25-2005)
4-9-260 VIOLATIONS OF THIS
CHAPTER AND PENALTIES:
Unless otherwise specified, violations of this
Chapter are misdemeanors subject to RMC
1-3-1. (Ord. 4722, 5-11-1998; Amd. Ord. 4856,
8-21-2000; Ord. 5159, 10-17-2005)
10 - i (Revised 12/05)
Chapter 10
LEGAL NONCONFORMING STRUCTURES,
USES AND LOTS
CHAPTER GUIDE: This Chapter contains the requirements for buildings, lots, and uses that do not
match the current zoning requirements, but which existed before regulations were adopted or imple-
mented. Special permit process requirements for nonconforming uses/structures conditional approval
permits are found in chapter 4-9 RMC. Chapter 4-8 RMC should also be consulted for general proce-
dural and submittal information.
This Chapter last amended by Ord. 5159, October 17, 2005.
SECTION PAGE
NUMBER NUMBER
4-10-010 NONCONFORMING LOTS (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4-10-020 NONCONFORMING SITE DEVELOPMENT STANDARDS (Reserved) . . . . 1
4-10-030 PENDING PERMITS VALID – VESTING . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4-10-040 CHANGE OF OWNERSHIP . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4-10-050 NONCONFORMING STRUCTURES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
A.Nonconforming Structures – General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
1. Not Vacant or Left Abandoned . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
2. Unsafe Structures . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
3. Alterations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
a. Structures with Rebuild Approval Permits . . . . . . . . . . . . . . . . . . . . . . . 1
b. Other Legal Nonconforming Structures . . . . . . . . . . . . . . . . . . . . . . . . . 1
4. Enlargement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
a. Wireless Towers and Antennas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
5. Restoration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
a. Legal Nonconforming Structures with Rebuild Approval Permits . . . . . 1
b. Other Legal Nonconforming Structures . . . . . . . . . . . . . . . . . . . . . . . . . 2
c. Single Family Dwellings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
B. R-10 and R-14 Zone Residential Structures Considered Conforming . . . . . . . . 2
4-10-060 NONCONFORMING USES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
A. Abandonment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
B. Relocation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
C. Changes to a Different Nonconforming Use . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
D. Extension or Enlargement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
1. Extension/Enlargement Outside Building . . . . . . . . . . . . . . . . . . . . . . . . . . 3
2. Extension/Enlargement Within Building . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
3. Additional Development on Property Containing Nonconforming Use . . . . . 3
E Alterations to Legal Nonconforming Use without Structural Alteration . . . . . . . 3
F. Alterations to Legal Nonconforming Use with Structural Alteration . . . . . . . . . . 3
1. Structures with Rebuild Approval Permits Housing a Nonconforming Use . 3
2. Other Legal Structures Housing a Nonconforming Use . . . . . . . . . . . . . . . 3
G. Restoration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
1. Legal Nonconforming Uses with Rebuild Approval Permits . . . . . . . . . . . . 3
2. Other Legal Nonconforming Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
(Revised 12/05)10 - ii
SECTION PAGE
NUMBER NUMBER
3. Single Family Dwellings . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
H.Amortization of Adult Uses . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
4-10-070 NONCONFORMING ANIMALS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
4-10-080 NONCONFORMING SIGNS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
4-10-090 CRITICAL AREAS REGULATIONS – NONCONFORMING ACTIVITIES
AND STRUCTURES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
4-10-100 VIOLATIONS OF THIS CHAPTER AND PENALTIES . . . . . . . . . . . . . . . . . . . 4
4-10-060G
10 - 3 (Revised 12/05)
1. Extension/Enlargement Outside
Building: The use shall not be extended or
enlarged so as to occupy additional land area
on the same or any other lot or parcel. The
use shall not be relocated in whole or in part
to any other part of the parcel.
2. Extension/Enlargement Within Build-
ing: Provided the use complies with subsec-
tions E and F of this Section, Alterations to
Legal Nonconforming Use, a nonconforming
use housed in part of a single-tenant building
may be extended throughout the building, but
the building shall not be enlarged or added to.
A nonconforming use in a multi-tenant build-
ing shall not be expanded into space vacated
by other tenants and shall also comply with
subsections E and F.
3. Additional Development on Property
Containing Nonconforming Use: No addi-
tional building, whether temporary or perma-
nent, shall be erected upon a property with a
nonconforming use for purposes of expand-
ing or extending a nonconforming use. Addi-
tional development of any property on which
a legal nonconforming use exists shall re-
quire that all new uses conform to the provi-
sions of the Renton Municipal Code.
E. ALTERATIONS TO LEGAL
NONCONFORMING USE WITHOUT
STRUCTURAL ALTERATION:
Alterations to a legal nonconforming use are only
permitted when they do not expand or enlarge a
use consistent with subsection D of this Section,
Extension or Enlargement. The modification shall
not increase the nonconformance of the use, nor
create a new type of nonconformance.
F. ALTERATIONS TO LEGAL
NONCONFORMING USE WITH
STRUCTURAL ALTERATION:
Alterations to a structure housing a nonconform-
ing use shall not be altered beyond the limitations
specified below, and shall conform to subsection
D of this Section, Extension or Enlargement:
1. Structures with Rebuild Approval Per-
mits Housing a Nonconforming Use: Alter-
ations exceeding an aggregate cost of one
hundred percent (100%) of the value of the
building or structure or site improvements
housing or supporting the use shall be al-
lowed if: (a) the building or structure is made
conforming by the alterations; or (b) the alter-
ations were imposed as a condition of grant-
ing a rebuild approval permit; or (c) alter-
ations are necessary to restore to a safe
condition any portion of a building or structure
declared unsafe by a proper authority. Alter-
ations shall not result in or increase any non-
conforming conditions unless they were spe-
cifically imposed as a condition of granting a
rebuild approval permit, pursuant to RMC
4-9-120.
2. Other Legal Structures Housing a
Nonconforming Use: The cost of the alter-
ations shall not exceed an aggregate cost of
fifty percent (50%) of the value of the building
or structure or site improvements, based
upon its most recent assessment or ap-
praisal, unless the amount over fifty percent
(50%) is used to make the use, building or
structure more conforming, or is used to re-
store to a safe condition any portion of a
building or structure declared unsafe by a
proper authority. Alterations shall not result in
or increase any nonconforming condition.
G. RESTORATION:
Nothing in this Chapter shall prevent the restora-
tion or continuance of a nonconforming use dam-
aged by fire, explosion, or act of God, subsequent
to the date of these regulations, or amendments
thereto, subject to the following conditions and
conforming to subsection D of this Section, Ex-
tension or Enlargement:
1. Legal Nonconforming Uses with Re-
build Approval Permits: Restoration work
exceeding one hundred percent (100%) of
the latest appraised value of the building or
structure housing the use or site improve-
ments supporting use (if not contained in a
structure) closest to the time such damage
occurred shall be allowed if it is: (a) a condi-
tion of granting the rebuild approval permit
pursuant to RMC 4-9-120; and/or (b) neces-
sary to allow the structure to be rebuilt to its
condition prior to the damage considering
construction costs; and/or (c) required to
strengthen or restore to a safe condition any
portion of a building or structure declared un-
safe by a proper authority; and/or (d) neces-
sary to conform to the regulations and uses
specified in this Title.
2. Other Legal Nonconforming Uses:
The work shall not exceed fifty percent (50%)
4-10-060H
(Revised 12/05)10 - 4
of the latest appraised value of the building or
structure housing the nonconforming use or
site improvements supporting use (if not con-
tained in a structure) at the time such damage
occurred.
3. Single Family Dwellings: Any legally
established single family dwelling damaged
by fire or an act of God may be rebuilt to its
same size, location, and height on the same
site, subject to all relevant fire and life safety
codes. Restoration improvements shall com-
mence within two years of the damage, and
shall continue in conformance with approved
building or construction permits, otherwise
the structure shall lose its restoration authori-
zation and status.
H. AMORTIZATION OF ADULT USES:
For amortization of legal nonconforming adult en-
tertainment, activity, use, or retail use, see RMC
4-3-010E. (Ord. 4963, 5-13-2002)
4-10-070 NONCONFORMING
ANIMALS:
See RMC 4-4-010K. (Ord. 4963, 5-13-2002)
4-10-080 NONCONFORMING SIGNS:
See RMC 4-4-100D. (Ord. 4963, 5-13-2002)
4-10-090 CRITICAL AREAS
REGULATIONS – NONCONFORMING
ACTIVITIES AND STRUCTURES:
A legally nonconforming, regulated activity or
structure that was in existence or approved or
vested prior to the passage of the Critical Area
Regulations, RMC 4-3-050, and to which signifi-
cant economic resources have been committed
pursuant to such approval but which is not in con-
formity with the provisions of RMC 4-3-050 may
be continued; provided, that:
1. No such legal nonconforming activity or
structure shall be expanded, changed, en-
larged or altered in any way that infringes fur-
ther on the critical area that increases the
extent of its nonconformity with this Section
without a permit issued pursuant to the provi-
sions of RMC 4-3-050;
2. Except for cases of ongoing agricultural
uses, if a nonconforming activity is discontin-
ued pursuant to RMC 4-10-060, any resump-
tion of the activity shall conform to this
Section;
3. Except for cases of ongoing agricultural
use, if a nonconforming use or activity or
structure is destroyed by human activities or
an act of God, it shall not be resumed or re-
constructed except in conformity with the pro-
visions of RMC 4-3-050, 4-10-050 and
4-10-060;
4. Activities or adjuncts thereof that are or
become nuisances shall not be entitled to
continue as nonconforming activities. (Ord.
4963, 5-13-2002; Ord. 5137, 4-25-2005)
4-10-100 VIOLATIONS OF THIS
CHAPTER AND PENALTIES:
Unless otherwise specified, violations of this
Chapter are misdemeanors subject to RMC
1-3-1. (Ord. 4963, 5-13-2002; Ord. 5137,
4-25-2005; Ord. 5159, 10-17-2005)
11 - i (Revised 11/07)
Chapter 11
DEFINITIONS
CHAPTER GUIDE: Definitions for terms used throughout this Title are primarily grouped in chapter 4-11
RMC. A few chapter-specific definitions can be found in individual chapters, but are cross-referenced
here.
This Chapter last amended by Ord. 5304, September 17, 2007.
SECTION PAGE
NUMBER NUMBER
4-11-010 DEFINITIONS A . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
4-11-020 DEFINITIONS B . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
4-11-030 DEFINITIONS C . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
4-11-040 DEFINITIONS D . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
4-11-050 DEFINITIONS E . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
4-11-060 DEFINITIONS F . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
4-11-070 DEFINITIONS G . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
4-11-080 DEFINITIONS H . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
4-11-090 DEFINITIONS I . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
4-11-100 DEFINITIONS J . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
4-11-110 DEFINITIONS K . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
4-11-120 DEFINITIONS L . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
4-11-130 DEFINITIONS M . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24
4-11-140 DEFINITIONS N . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
4-11-150 DEFINITIONS O . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28
4-11-160 DEFINITIONS P . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
4-11-170 DEFINITIONS Q . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
4-11-180 DEFINITIONS R . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
4-11-190 DEFINITIONS S . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34
4-11-200 DEFINITIONS T . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44
4-11-210 DEFINITIONS U . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 46
4-11-220 DEFINITIONS V . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 47
4-11-230 DEFINITIONS W . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 48
4-11-240 DEFINITIONS X (Reserved) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52
4-11-250 DEFINITIONS Y . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 52
4-11-260 DEFINITIONS Z . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 53
4-11-010
11 - 1 (Revised 7/07)
For the purpose of this Title, the following words,
terms, phrases and their derivations shall have
the meaning given herein, unless the context oth-
erwise indicates.
4-11-010 DEFINITIONS A:
ABANDONMENT OF UNDERGROUND STOR-
AGE FACILITIES: See RMC 4-5-120G.
ABUTTING: Lots sharing common property lines
or easements.
ACCESS EASEMENT: See EASEMENT, AC-
CESS.
ACCESSORY BUILDING: A subordinate build-
ing located upon the same lot occupied by a prin-
cipal use or building with which it is customarily
associated, but clearly incidental to.
ACCESSORY DWELLING UNIT: See DWELL-
ING UNIT, ACCESSORY.
ACCESSORY USE, AGRICULTURE OR ANI-
MAL HUSBANDRY: Subordinate and incidental
uses, typically located upon the same lot, which
support the agricultural or animal husbandry use
of a site including, but not limited to the storage of
agricultural products and equipment, and the
sheltering of animals.
ACCESSORY USE, COMMERCIAL/INDUSTRI-
AL/PUBLIC/COMMUNITY FACILITY: A use typ-
ically subordinate in size to the principal
commercial, industrial, public, community facility,
or other similar principal use; that would not con-
tribute significantly to traffic generation, noise, or
nuisance; and that supports the primary use oper-
ation without displacing it. Uses are typically locat-
ed upon the same lot occupied by a principal use.
ACCESSORY USE, RESIDENTIAL: A subordi-
nate use, which supports the principal residential
use without displacing it, typically located upon
the same lot occupied by the principal residential
use with which it is customarily associated, but
clearly incidental to. The accessory use is typi-
cally subordinate in size and supports the princi-
pal residential use without displacing it.
ACT: (This definition for RMC 4-3-090, Shoreline
Master Program Regulations, use only.) The
Shoreline Management Act of 1971, chapter
90.58 RCW as amended.
ACTIVE RECREATION: See RECREATION,
ACTIVE.
ACTIVITY: A happening associated with a use;
the use of energy toward a specific action or pur-
suit. Examples of shoreline activities include but
are not limited to fishing, swimming, boating,
dredging, fish spawning, wildlife nesting, or dis-
charging of materials. Not all activities necessar-
ily require a shoreline location.
ADJACENT: Lots located across a street, rail-
road, or right-of-way, except limited access roads.
ADMINISTRATIVE HEADQUARTERS OFFICE:
A use containing one or more of the day-to-day
functions (e.g., management, payroll, information
systems, inventory control) related to the opera-
tion of a company or affiliated corporate group.
ADMINISTRATOR: The Administrator of the De-
partment of Planning/Building/Public Works of the
City, or any successor office with responsibility for
management of the public properties within the
City of Renton, or his/her designee.
ADULT DAY CARE/HEALTH: A program de-
signed to meet the needs of adults with functional
impairments through an individualized plan of
care. It is a structured, comprehensive program
that provides a variety of health, social, and re-
lated support services in a protective setting dur-
ing any part of a day for a minimum of four (4)
hours, but less than twenty four (24) hour care.
While beds may be provided for rest periods,
adult day care/health uses are not intended to
function as residential facilities. A number, where
specified, is the maximum number of clients
4-11-010
(Revised 7/07)11 - 2
present at any one period of time during the pro-
gram operation. Adult day care/health programs
are subclassified as follows:
A. Adult Day Care/Health Category I: A maxi-
mum of four (4) clients upon a property containing
a residential use; and a maximum of twelve (12)
clients upon a property in nonresidential use.
B. Adult Day Care/Health Category II: Five (5)
or more clients upon a property containing a resi-
dential use; and thirteen (13) or more clients upon
a property in nonresidential use.
ADULT ENTERTAINMENT BUSINESS:
1. Any enterprise which, for money or any
other form of consideration, features “adult
live entertainment” as defined herein; or
2. Any “adult motion picture theater” as de-
fined herein; or
3. Any adult arcade containing individual
viewing areas or stations or booths, where for
money or any other form of consideration one
or more still or motion picture projectors, slide
projectors, or similar machines, or other im-
age-producing machines are used to show
films, motion pictures, video cassettes, slides
or other photographic reproduction of speci-
fied sexual activities or specified anatomical
areas.
ADULT FAMILY HOME: A state-licensed facility
providing personal care, room and board within a
dwelling unit to more than one person, but not
more than four (4) adults, not related by blood or
marriage to the person(s) providing the service. A
maximum of six (6) adults may be permitted if the
Washington State Department of Social and
Health Services determines the home is of ade-
quate size and the home and provider are capa-
ble of meeting standards and qualifications as
provided for in chapters 70.128 RCW and 388-76
WAC.
ADULT LIVE ENTERTAINMENT: A person ap-
pearing nude or a live performance which is char-
acterized by specified sexual activities as defined
in RMC 4-11-190. This definition includes, but is
not limited to, peep shows.
ADULT MOTION PICTURE THEATER: An en-
closed building used for presenting motion picture
films, video cassettes, cable television, or any
other such visual media for observation by pa-
trons there, distinguished or characterized by an
emphasis on matter depicting, describing or relat-
ing to specified sexual activities or specified ana-
tomical areas.
ADULT RETAIL USE: A retail establishment
which, for money or any other form of consider-
ation, either: (a) has as one of its principal pur-
poses to sell, exchange, rent, loan, trade,
transfer, and/or provide for viewing or use, off the
premises, any adult-oriented merchandise; or (b)
provides, as its substantial stock in trade, for the
sale, exchange, rental, loan, trade, transfer, and/
or provide for viewing or use, off the premises,
any adult-oriented merchandise.
ADULT-ORIENTED MERCHANDISE: Any
goods, products, commodities, or other wares, in-
cluding but not limited to, videos, CD roms,
DVDs, magazines, books, pamphlets, posters,
cards, periodicals or nonclothing novelties, which
depict, describe or simulate specified anatomical
areas or specified sexual activities. This definition
is not intended to include movies rated R by the
Motion Picture Association of America or its suc-
cessor organization.
AFFORDABLE HOUSING: Housing used as a
primary residence for any household whose in-
come is less than eighty percent (80%) of the me-
dian annual income adjusted for household size,
as determined by the Department of Housing and
Urban Development (HUD) for the Seattle Metro-
politan Statistical Area, and who pay no more
than thirty percent (30%) of household income for
housing expenses. Affordable housing used to
satisfy zoning requirements, whether for inclu-
sionary or bonus provisions, must be secured to
remain affordable in perpetuity, as determined by
the City Attorney.
AGGRIEVED PARTY: A person seeking to pro-
tect what must be “arguably within the zone of in-
terests to be protected or regulated by the statute
or constitutional guarantee in question” and must
allege an “injury in fact,” i.e., that he or she will be
specifically and perceptibly harmed by the pro-
posed action.
AGRICULTURE: Use of land for growing crops
for sale or consumption. This use includes the
necessary accessory uses for packing, treating,
or storing the produce provided that the operation
of the accessory use is clearly incidental to the
agricultural activity. This definition includes but is
4-11-010
11 - 3 (Revised 7/07)
not limited to produce farms and Christmas tree
farms. This definition excludes nurseries and an-
imal husbandry.
AIR GAP: See RMC 4-6-100.
AIRPLANE SALES AND REPAIR: Facilities
where airplanes are displayed for sale and/or
brought for repair services.
AIRPORT COMPATIBLE LAND USE: Uses and
structures within the Airport Influence Area that
must be considered as to compatibility with avia-
tion operations associated with the Renton Mu-
nicipal Airport.
AIRPORT HAZARD: Any structure, tree or use of
land which obstructs the air space required for the
flight of aircraft in landing or taking off at the air-
port or is otherwise hazardous to landing or take-
off of aircraft.
AIRPORT INFLUENCE AREA: The area defined
by the outer perimeter of “Safety Zone Six,” the
Traffic Pattern Zone, on the Airport Influence Area
Map (RMC 4-3-020F).
AIRPORT, MUNICIPAL: The Renton Municipal
Airport, a general aviation facility located in
Renton, Washington.
AIRPORT-RELATED USES: Uses that require
proximity and access to an airport runway.
ALLEY: A vehicular right-of-way not over thirty
feet (30′) wide which is not designed for general
travel and primarily used as means of vehicular
and pedestrian access to the rear of abutting
properties.
ANIMAL HUSBANDRY: The raising of domesti-
cated animals other than common household pets.
ANIMALS, LARGE: Horses, ponies, cows, lla-
mas, oxen, buffalo, deer, and other animals of
similar size and characteristics.
ANIMALS, MEDIUM: Goats, sheep, pigs and
other animals of similar size and characteristics.
ANIMALS, SMALL: Rabbits, chickens, ducks,
geese, and other animals of similar size and char-
acteristics.
APPEAL: A request for a review of any action
pursuant to this Title, or of the interpretation of
any provision of the Title by any City official.
APPLICANT: A person who files an application of
permit under this Title and who is either the owner
of the land on which that proposed activity would
be located, a contract vendee, a lessee of the
land, the person who would actually control and
direct the proposed activity, or the authorized
agent of such a person.
APPROVED: See RMC 4-6-100.
AQUACULTURE: The culture of farming of
aquatic animals and plants.
AQUIFER: A geological unit of porous and per-
meable rock, sand or gravel capable of yielding
usable amounts of water.
AQUIFER PROTECTION AREA (APA): Shall be
the portion of an aquifer within the zone of capture
and recharge area for a well or well field owned or
operated by the City, as defined in RMC
4-3-050B, Applicability – Critical Areas Designa-
tions/Mapping, and depicted in RMC 4-3-050Q1,
Maps, Aquifer Protection.
AQUIFER PROTECTION AREA PERMIT: An au-
thorization by the Department for a person to
store, handle, treat, use or produce a hazardous
material within an APA. The two (2) types of per-
mits that will be issued pursuant to RMC 4-9-015,
Aquifer Protection Areas Permits, and RMC
4-3-050, Critical Areas Regulations, are an oper-
ating permit and a closure permit.
ARTERIAL: A street classified as a principal arte-
rial on the City’s Arterial Street Plan.
ARTERIAL PASS-THROUGH TRAFFIC: Traffic
that has neither an origin nor destination in an af-
fected area which is diverted from an arterial road.
ARTERIAL STREET: See STREET, ARTERIAL.
ARTICULATION: The giving of emphasis to ar-
chitectural elements (like windows, balconies, en-
tries, etc.) that create a complementary pattern or
rhythm dividing large buildings into smaller identi-
fiable pieces.
ARTIFICIAL CHANNEL: A stream channel that
is entirely manmade but does not include relo-
cated natural channels.
4-11-020
(Revised 7/07)11 - 4
ARTS AND CRAFTS SCHOOLS/STUDIOS: See
SCHOOLS/STUDIOS, ARTS AND CRAFTS.
ASSEMBLY AND PACKAGING OPERATIONS:
A facility where pre-manufactured components
are assembled to construct a product. Products
may be packaged and moved off-site for whole-
sale or retail sale. This use includes but is not lim-
ited to assembly and packaging of computer,
electronics, office equipment, chemicals and al-
lied products, fabricated metal products, and
other products.
AUTOMOBILE: See VEHICLE.
AUXILIARY WATER SUPPLY: See RMC 4-6-100.
AVERAGE DAILY TRAFFIC (ADT): The average
number of motor vehicles crossing in one direc-
tion per working day for any continuous thirty (30)
day period.
AVERAGE HORIZONTAL ILLUMINATION: The
quantity of light measured at the pavement sur-
face and averaged over the traveled lanes ex-
pressed in foot-candles.
AVIATION-RELATED USES: Uses that offer
aeronautical services to the public or provide sup-
port services to airport-related uses.
AWNING: A shelter, typically for a pedestrian
walkway, that projects from and is supported by
the exterior wall of a building. Awnings have non-
combustible frames, but may have combustible
coverings. Awnings may be fixed, retractable,
folding or collapsible. Any structure which ex-
tends above any adjacent parapet or roof of a
supporting building is not included within the def-
inition of awning.
(Ord. 3758, 12-5-1983; Ord. 3891, 2-25-1985;
Ord. 3981, 4-7-1986; Ord. 4346, 3-9-1992; Ord.
4367, 9-14-1992; Ord. 4521, 6-5-1995; Ord.
4522, 6-5-1995; Ord. 4636, 9-23-1996; Ord.
4651, 1-27-1997; Ord. 4680, 9-22-1997; Ord.
4716, 4-13-1998; Ord. 4720, 5-4-1998; Ord.
4821, 12-20-1999; Ord. 4827, 1-24-2000; Ord.
4828, 1-24-2000; Ord. 4851, 8-7-2000; Amd. Ord.
4963, 5-13-2002; Ord. 5100, 11-1-2004; Ord.
5124, 2-7-2005; Ord. 5137, 4-25-2005; Ord.
5153, 9-26-2005; Ord. 5201, 4-17-2006; Ord.
5286, 5-14-2007)
4-11-020 DEFINITIONS B:
BACKFLOW: See RMC 4-6-100.
BACKFLOW PREVENTER: See RMC 4-6-100.
BACKGROUND AREA: The entire face of a sign
upon which text and/or graphics could be placed.
BACKSIPHONAGE: See RMC 4-6-100.
BASE FLOOD: A flood having a one percent
(1%) chance of being equaled or exceeded in any
given year. Also referred to as the “one hundred
(100) year flood.” Designation on flood maps al-
ways includes the letters A or V.
BASEMENT: Any floor level below the first story
in a building, except that a floor level in a building
having only one floor level shall be classified as a
basement unless such floor level qualifies as a
first story as defined herein.
BASEMENT: (This definition for RMC 4-3-050,
flood hazard regulations, use only.) Any area of
the building having its floor subgrade (below
ground level) on all sides.
BED AND BREAKFAST HOUSE, ACCES-
SORY: Overnight accommodations and a morn-
ing meal in a dwelling unit with less than four (4)
guest rooms provided to transients for compensa-
tion. Accessory bed and breakfast houses are
proprietor-occupied, or the proprietor lives on a
contiguous property, and morning meals are pro-
vided to the house residents and the overnight
guests only. This definition does not include con-
gregate residences, professional bed and break-
fast houses, hotels, or motels.
BED AND BREAKFAST HOUSE, PROFES-
SIONAL: Overnight accommodations and a
morning meal in a dwelling unit with four (4) to ten
(10) guest rooms provided to transients for com-
pensation. Professional bed and breakfast
houses are proprietor-occupied, or the proprietor
lives on a contiguous property, and morning
meals are provided to the house residents and
the overnight guests only. This definition does not
include congregate residences, accessory bed
and breakfast houses, hotels, or motels.
BEDROCK: In-place subsurface material con-
sisting of solid rock.
BEEKEEPING: Keeping of bees.
4-11-020
11 - 4.1 (Revised 7/07)
BEST MANAGEMENT PRACTICES, WET-
LANDS: Conservation practices or systems of
practices and management measures that:
1. Control soil loss and reduce water quality
degradation caused by nutrients, animal
waste, toxins and sediment;
(Revised 7/07)11 - 4.2
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4-11-020
11 - 5(Revised 3/06)
2. Minimize adverse impacts to surface wa-
ter and groundwater flow, circulation pat-
terns, and to the chemical, physical and
biological characteristics of wetlands; and
3. Includes allowing proper use and storage
of fertilizers/pesticides.
BINDING SITE PLAN: A drawing as authorized
by chapter 58.17 RCW and provided for in RMC
4-7-230 which:
1. Identifies and shows the areas and loca-
tions of all streets, roads, improvements, util-
ities, open spaces, and any other matters
specified by RMC 4-8-120C, Submittal Re-
quirements; and
2. Contains inscriptions or attachments set-
ting forth such appropriate limitations and
conditions for the use of the land as are es-
tablished by the City; and
3. Contains provisions requiring site devel-
opment to be in conformity with the approved
binding site plan.
BIG-BOX RETAIL: See RETAIL, BIG-BOX.
BLOCK: A block consists of two (2) facing block
fronts bounded on two (2) sides by alleys or rear
property lines and on two (2) sides by the center-
line of platted streets, with no other intersecting
streets intervening.
BLOCK FRONT: A block front is the frontage of
property along one side of a street bound on three
(3) sides by the centerline of platted streets and on
the fourth side by an alley or rear property lines.
BOARDING HOUSE: See CONGREGATE RES-
IDENCE.
BOAT LAUNCHING RAMP: A facility with an in-
clined surface extending into the water which al-
lows launching of boats directly into the water
from trailers.
BODY SHOP: An establishment which conducts
any of the following operations:
1. Collision repair services, including body,
frame or fender straightening, repair, or re-
placement; and/or
2. Overall painting of vehicles or painting of
vehicles in a paint shop, but excluding minor
painting with an airbrush or roller brush uti-
lized in customizing or detailing operations;
and/or
3. Welding, molding, and similar operations
conducted on vehicles.
BUFFER, CRITICAL AREA: A naturally vege-
tated and undisturbed, enhanced, or revegetated
area that surrounds and protects a critical area
from adverse impacts to its functions and values,
and/or which protects adjacent developed areas
from potentially hazardous conditions.
BUFFER, LANDSCAPE: Landscaped area used
to physically separate or screen one use or prop-
erty from another so as to visually shield or block
views, noise, lights, or other potential nuisances.
BUFFER, SHORELINES: A parcel or strip of land
that is designed and designated to permanently
remain vegetated in an undisturbed and natural
condition to protect an adjacent aquatic or wet-
land site from upland impacts, to provide habitat
for wildlife and to afford limited public access.
BUILDABLE AREA: The portion of a lot or site,
exclusive of required yard areas, setbacks, land-
4-11-020
(Revised 3/06)11 - 6
scaping or open space within which a structure
may be built.
BUILDING: As defined by the Uniform Building
Code.
BUILDING: (This definition for RMC 4-3-090,
Shoreline Master Program Regulations, use
only.) Any structure having a roof intended to be
used for the shelter or enclosure of persons,
plants, animals or property.
BUILDING CODE: The Uniform Building Code,
promulgated by the International Conference of
Building Officials, as adopted by this jurisdiction.
BUILDING COMPLEX, MULTIPLE: A group of
structures housing more than one type of retail
business, office or commercial venture and gen-
erally under one ownership and control.
BUILDING DRAIN: See RMC 4-6-100.
BUILDING FACADE: That portion of any exterior
elevation of a building extending from the grade
to the top of the parapet wall or eaves, and the en-
tire width of the building elevation.
BUILDING FOOTPRINT: The area of a lot or site
included within the surrounding exterior walls of a
building or portion of a building, exclusive of
courtyards. In the absence of surrounding exte-
rior walls, the building footprint shall be the area
under the horizontal projection of the roof.
BUILDING HEIGHT: The vertical distance above
a referenced datum measured to the highest
point of the coping of a flat roof or to the deck line
of a mansard roof or to the average height of the
highest gable of a pitched or hipped roof. The ref-
erence datum shall be selected by either of the
following, whichever yields a greater height of
building:
1. The elevation of the highest adjoining
sidewalk or ground surface within a five foot
(5′) horizontal distance of the exterior wall of
the building when such sidewalk or ground
surface is not more than ten feet (10′) above
lowest grade measured within a five foot (5′)
horizontal distance of the exterior wall of the
building.
2. An elevation ten feet (10′) higher than the
lowest grade when the sidewalk or ground
surface described in subsection A above is
more than ten feet (10′) above lowest grade
measured within a five foot (5′) horizontal dis-
tance of the exterior wall of the building.
4-11-030
11 - 7(Revised 3/06)
BUILDING, MULTI-OCCUPANCY: A single struc-
ture housing more than one type of retail busi-
ness, office or commercial venture and generally
under one ownership and control.
BUILDING OFFICIAL: The officer or other per-
son charged with the administration and enforce-
ment of the UBC and the building-related
provisions of this Title, or his duly authorized dep-
uty.
BUILDING, SINGLE OCCUPANCY: A building
occupied by a single tenant. A building is consid-
ered to be “single occupancy” if:
1. It has only one occupant; and
2. It has no wall in common with another
building; and
3. It has no part of its roof in common with
another building.
BULK STORAGE: See STORAGE, BULK.
BULKHEAD: A vertical wall constructed of rock,
concrete, timber, sheet steel, gabions, or patent
system materials. Rock bulkheads are often
termed “vertical rock walls.” Seawalls are similar
to bulkheads, but more robustly constructed.
BUOY: A floating object anchored in a lake, river,
etc., to warn of rocks, shoals, etc., or used for
boat moorage.
BUSINESS FACADE: That portion of an exterior
building wall owned or leased by a business.
(Ord. 3719, 4-11-1983; Ord. 3758, 12-5-1983;
Ord. 4071, 6-1-1987; Ord. 4346, 3-9-1992; Ord.
4651, 1-27-1997; Ord. 4715, 4-6-1998; Ord.
4716, 4-13-1998; Ord. 4720, 5-4-1998; Ord.
4835, 3-27-2000; Ord. 4851, 8-7-2000; Ord.
4954, 2-11-2002; Amd. Ord. 4963, 5-13-2002;
Ord. 5124, 2-7-2005; Ord. 5137, 4-25-2005; Ord.
5153, 9-26-2005)
4-11-030 DEFINITIONS C:
CALIPER: The diameter of any tree trunk as
measured at a height of four and one-half feet
4-11-030
(Revised 3/06)11 - 8
(4-1/2′) above the ground on the upslope side of
the tree.
CANOPY, BUILDING: A rigid multi-sided struc-
ture covered with fabric, metal or other material
and supported by a building at one or more points
or extremities and by columns or posts embedded
in the ground at other points or extremities. Any
structure which extends above any adjacent par-
apet or roof of supporting building is not included
within the definition of building canopy.
CAR: See VEHICLE.
CAR WASH: A structure with machine-operated
or hand-operated facilities used principally for the
cleaning, washing, polishing, or waxing of motor
vehicles.
CARD ROOM: A use governed pursuant to the
provisions of chapter 9.46 RCW, 1973 Gaming
Act, and licensed by the Washington State Gam-
bling Commission that is ancillary to a permitted
use where food and beverages are served on the
premises and whose purpose is to serve as a
commercial stimulant to the principal activities as-
sociated with the primary use.
CARETAKER’S RESIDENCE: A dwelling unit lo-
cated on the site of a nonresidential use and oc-
cupied only by a caretaker or guard employed on
the premises, and consisting of only one resi-
dence per permitted establishment.
CARPOOL: A group of people traveling to the
same or relatively nearby locations in the same
vehicle.
CARPORT: A roofed structure, enclosed on less
than three sides, without interior parking aisles,
for the purpose of storing motor vehicles.
CEMETERY: Property used for interring of the
dead. This definition includes accessory build-
ings, crematories, and mausoleums.
CENTER, EMPLOYMENT: An area of higher in-
tensity uses that typically employ thousands of
people that is contained by a boundary to prevent
it from encroaching on adjacent areas and/or
neighborhoods.
CERTIFIED: A facility and staff qualified and able
to provide certain tests and measurements relat-
ing to specific tasks and based upon established
standards.
CIRCULATION: The movement of passengers or
goods to, from, over, or along a transportation
corridor.
CITY COUNCIL: The City Council of the City of
Renton, Washington.
CITY GOVERNMENT OFFICES: Offices for City
administration and or provision of services to the
public. This definition includes but is not limited to
City Hall.
CIVIL ENGINEER: A professional engineer regis-
tered in the State to practice in the field of civil
works.
CLEAR VISION AREA: The area bounded by the
street property lines of corner lots and a line join-
ing points along said street lines twenty feet (20′)
from their point of intersection.
CLOSED RECORD APPEAL: An administrative
appeal on the record to a local government body
or officer including the legislative body, following
an open record hearing on a project permit appli-
cation when the appeal is on the record with no or
limited new evidence or information allowed to be
submitted and only appeal argument allowed.
CLOSURE OF UNDERGROUND STORAGE
FACILITIES: See RMC 4-5-120G.
CLUSTER, RESIDENTIAL: The placement of
more than one building envelope on a single lot or
parcel of land for the purpose of constructing sin-
gle family residential dwelling units in either at-
4-11-030
11 - 8.1 (Revised 12/05)
tached or detached construction arrangement,
and where the property ownership outside the
building envelopes is commonly held by all single
family dwellings on that lot or parcel of land.
COLLECTION POINT: In multiple family resi-
dences, commercial, industrial and other nonres-
idential developments, the exterior location
designation for garbage and recyclables collec-
(Revised 12/05)11 - 8.2
This page left intentionally blank.
4-11-030
11 - 9 (Revised 6/05)
tion by the City’s contractor or other authorized
haulers.
COLLECTOR STREET: See STREET, COLLEC-
TOR.
COMBINED PUBLIC DETENTION: A stormwa-
ter detention system designed to accommodate
runoff from both public streets and private prop-
erty.
COMBINED SEWER: See RMC 4-6-100.
COMMERCIAL LAUNDRIES: A facility where
clothing or other fabrics are washed, dried, or dry
cleaned for other businesses or institutions. This
definition does not include laundromats.
COMMERCIAL USE: A type of land use that in-
cludes commercial office activities, services and/
or retail sales.
COMMON SPACE AREA (COMMON AREA,
COMMON OPEN SPACE, COMMON SPACE):
Land that is designed and intended for common
use or enjoyment and may include such struc-
tures and improvements as are necessary and
appropriate.
COMMUNICATION BROADCAST AND RELAY
TOWERS: Establishments that provide point-to-
point communication services, whether by wire or
radio, including radio and television broadcasting
stations and the exchange or recording of mes-
sages. This definition excludes all terms related
to wireless communication facilities.
COMPACTION: The densification of an earthen
fill by mechanical means.
COMPENSATION PROJECT: Actions necessary
to replace project-induced wetland and wetland
buffer losses, including land acquisition, planning,
construction plans, installation, monitoring and
contingency actions.
COMPENSATORY MITIGATION: Replacing
project-induced wetland losses or impacts, in-
cluding, but not limited to wetlands restoration
and creation, and wetland enhancement in con-
junction with wetlands restoration or creation.
COMPREHENSIVE PLAN: The plans, maps and
reports that comprise the official development
plan and twenty (20) year “vision” for the future
physical design and character of the City as
adopted by the City Council in accordance with
chapter 35.63 RCW.
CONCEPTUAL PLAN: A development tool de-
signed to provide a comprehensive overview of
proposed uses, site layout, infrastructure con-
cepts, phasing and amenities. A conceptual plan
approval establishes conditions with which all
concurrent and subsequent land use approvals
within its geographic area must comply, unless
the conceptual plan itself is amended. It also pro-
vides long-term guidance for a larger area than
either master plan or detailed site plan review was
intended for, so that continuity of the overall de-
velopment is maintained.
CONDOMINIUM: Real property, portions of
which are designated for separate ownership and
the remainder of which is designated for common
ownership solely by the owners of those portions.
Real property is not a condominium unless the
undivided interests in the common elements are
vested in the unit owners, and unless a declara-
tion and a survey map and plans have been re-
corded pursuant to chapter 64.32 RCW.
CONDOMINIUM CONVERSIONS: The filing of a
declaration pursuant to the Horizontal Property
Regimes Act, of the sale by a developer of condo-
minium units that were previously rental units.
CONFERENCE CENTERS: Facilities where
large gatherings of people converge to meet on a
variety of subjects. These facilities are character-
ized by one large space where exhibits are set up
and numerous adjoining meeting rooms. This def-
inition excludes sports arenas, auditoriums, and
exhibition halls.
CONGREGATE RESIDENCE: Any building or
portion thereof that contains facilities for living,
sleeping and sanitation and may include facilities
for eating and cooking for occupancy for other
than a family. A congregate residence may in-
clude a boarding house, but does not include a
group home I or II, convalescent center, jail, hotel,
motel or secure community transition facility.
(Amd. Ord. 4982, 9-23-2002)
CONSERVANCY: A Shoreline Master Program
land use designation identifying an area to be
managed in essentially its natural state while pro-
viding for a moderate to low intensity of land uses
surrounding the area.
4-11-030
(Revised 6/05)11 - 10
CONSTRUCTION ACTIVITIES: Construction
and all activities associated with construction, to
include, but not be limited to, construction, re-
modeling, repair, and maintenance of structures,
equipment, roads, and utilities; mining; grading;
landfilling; and excavating. Construction activities
may be regulated by permits issued by the City in-
cluding, but not limited to, public works construc-
tion permits, building permits, and mining,
excavation, and grading permits and licenses.
CONSTRUCTION/CONTRACTOR’S OFFICE:
An area where a construction contractor main-
tains its office, as well as storage for equipment
and materials, for the construction and landscap-
ing trades.
CONTAINMENT DEVICE: A device that is de-
signed to contain an unauthorized release, retain
it for cleanup and prevent released materials from
penetrating into the ground.
CONTAMINANT: See RMC 4-6-100.
CONTIGUOUS PROPERTIES: Properties shar-
ing a property line.
CONTINUOUS MONITORING: See RMC
4-5-120G.
CONVALESCENT CENTERS: Facilities for pa-
tients who are recovering health and strength af-
ter illness or injury, or receiving long-term care for
chronic conditions, disabilities, or terminal ill-
nesses where care includes ongoing medical
treatment and extended care facilities. This defi-
nition does not include retirement residences,
adult family homes, group homes II, medical insti-
tutions, and/or secure community transition facili-
ties.
CONVERTED BUILDING: Any condominium or
cooperative which formerly contained rental
dwelling units.
COOPERATIVE: Any existing structure, including
surrounding land and improvements, which con-
tains one or more dwelling units and which: (a) is
owned by an association organized pursuant to
the Cooperative Association Act (chapter 23.86
RCW); or (b) is owned by an association with res-
ident shareholders who are granted renewable
leasehold interests in housing units in the building.
COOPERATIVE UNIT: Any dwelling unit in a co-
operative.
COPY: The graphic content of a sign surface in
either permanent or removable letter, picto-
graphic, symbolic, or alphabetic form.
CORNER LOT: See LOT TYPES; Lot, Corner.
CORRIDOR: A strip of land forming a passage-
way between two (2) otherwise separate parts.
COUNTY AUDITOR: As defined in chapter 36.22
RCW or the office of the person assigned such
duties under the King County Charter.
CRITICAL AREAS: Wetlands, aquifer protection
areas, fish and wildlife habitat, frequently flooded
and geologically hazardous areas as defined by
the Growth Management Act and RMC 4-3-050,
Critical Area Regulations.
CRITICAL FACILITY: A facility for which even a
slight chance of flooding, high geologic hazard, or
inundation in the areas of flood hazard or volcanic
hazard might be too great. Critical facilities in-
clude, but are not limited to, schools, nursing
homes, hospitals, police, fire and emergency re-
sponse installations, and facilities that produce,
use or store hazardous materials or hazardous
waste.
CRITICAL HABITAT or CRITICAL WILDLIFE
HABITAT: Habitat areas associated with threat-
ened, endangered, sensitive, monitored, or prior-
ity species of plants or wildlife and which, if
altered, could reduce the likelihood that the spe-
cies would maintain and reproduce over the long
term. See also RMC 4-3-050K.
CROSS CONNECTION: See RMC 4-6-100.
CUL-DE-SAC: A vehicular turn-around at the end
of a dead end street.
CULTURAL FACILITIES: Facilities which offer
passive entertainment and enjoyment activities to
the general public. This definition includes, but is
not limited to, museums and libraries. This defini-
tion excludes adult entertainment businesses,
dance halls; dance clubs; religious institutions;
and gaming/gambling facilities.
CURB: A vertical curb and gutter section con-
structed from concrete.
(Ord. 2820, 1-14-1974; Ord. 3758, 12-5-1983;
Ord. 4056, 4-13-1987; Ord. 4346, 3-9-1992; Ord.
4351, 5-4-1992; Ord. 4426, 11-8-1993; Ord.
4-11-040
11 - 11(Revised 3/06)
4521, 6-5-1995; Ord. 4522, 6-5-1995; Ord. 4587,
3-18-1996; Ord. 4649, 1-6-1997; Ord. 4691,
12-1-1997; Ord. 4715, 4-6-1998; Ord. 4716,
4-13-1998; Ord. 4720, 5-4-1998; Ord. 4835,
3-27-2000; Ord. 4851, 8-7-2000; Ord. 4854,
8-14-2000; Amd. Ord. 4963, 5-13-2002; Ord.
4982, 9-23-2002; Ord. 5028, 11-24-2003; Ord.
5124, 2-7-2005; Ord. 5125, 2-28-2005; Ord.
5137, 4-25-2005)
4-11-040 DEFINITIONS D:
DANCE CLUB: Any facility, restricted to adults
over twenty one (21) years of age, at which danc-
ing occurs, as a primary form of entertainment.
This definition excludes adult entertainment busi-
nesses, entertainment clubs, and gaming/gam-
bling facilities, dance halls and other establish-
ments conducting public dances as defined in
RMC 5-13-1.
DANCE HALL: Any place where a public dance,
as defined in RMC 5-13-1, is conducted without
restriction on age, or restricted to minors only.
Dance halls are further regulated under RMC Title
5 and require a license to operate. This definition
excludes adult entertainment businesses, dance
clubs, entertainment clubs, and gaming/gambling
facilities.
DANGEROUS BUILDING: As defined by the
“Uniform Code for the Abatement of Dangerous
Buildings.”
DAY CARE CENTER: A day care operation li-
censed by the State of Washington (WAC
388-73-014), for thirteen (13) or more children in
any twenty four (24) hour period, or any number
of children in a nonresidential structure. This def-
inition does not include adult day care/health.
DAY CARE, FAMILY, HOME: A day care opera-
tion licensed by the State of Washington (WAC
388-73-014), caring for twelve (12) or fewer chil-
dren in any twenty four (24) hour period within the
caregiver’s place of residence.
DAYLIGHTING: Restoration of a culverted or bur-
ied watercourse to a surface watercourse.
DEDICATION: A deliberate appropriation of land
by its owner for any general and public uses, re-
serving to himself/herself no other rights than
such as are compatible with the full exercises and
enjoyment of the public uses to which the prop-
erty has been devoted.
DEED OF DEDICATION: A formal dedication of
right-of-way or easement to the City, to be ap-
proved by City Council.
DENSITY, GROSS: A measure of population,
housing units, or building area related to land
area, and expressed as a ratio, i.e., one dwelling
unit per acre, or one thousand (1,000) people per
square mile.
DENSITY, NET: A calculation of the number of
housing units and/or lots that would be allowed on
a property after critical areas, i.e., very high land-
slide hazard areas, protected slopes, wetlands,
Class 1 to 4 streams and lakes, or floodways, and
public rights-of-way and legally recorded private
access easements are subtracted from the gross
area (gross acres minus streets and critical areas
multiplied by allowable housing units per acre).
Required critical area buffers, streams that have
been daylighted including restored riparian and
aquatic areas, and public and private alleys shall
not be subtracted from gross acres for the pur-
pose of net density calculations.
DEPARTMENT: The Planning/Building/Public
Works Department of the City of Renton.
DEPARTMENT ADMINISTRATOR: See ADMIN-
ISTRATOR.
DESIGNATED ZONE FACILITY: Any hazardous
waste treatment and storage facility that requires
an interim or final status permit under rules
adopted under chapter 70.105 RCW and that is
not a “preempted facility” as defined in RCW
70.105.010.
DETENTION/RETENTION FACILITIES: Facili-
ties designed either to hold runoff for a short pe-
riod of time and then release it to the point of
discharge at a controlled rate or to hold water for
4-11-040
(Revised 3/06)11 - 12
a considerable length of time during which the
volume is reduced through evaporation, evapo-
transpiration by plants, or infiltration into the
ground.
DETERMINATION OF NONSIGNIFICANCE
(DNS): The written decision by the responsible
official of the lead agency that a proposal is not
likely to have a significant adverse environmental
impact, and therefore an EIS is not required
(WAC 197-11-310 and 197-11-340). The DNS
form is in WAC 197-11-970.
DETERMINATION OF NONSIGNIFICANCE,
MITIGATED (MDNS): A DNS that includes miti-
gation measures and is issued as a result of the
process specified in WAC 197-11-350.
DETERMINATION OF SIGNIFICANCE (DS): The
written decision by the responsible official of the
lead agency that a proposal is likely to have a sig-
nificant adverse environmental impact, and there-
fore an EIS is required (WAC 197-11-310 and
197-11-360). The DS form is in WAC 197-11-980
and must be used substantially in that form.
DEVELOPABLE AREA: Land area outside of
critical areas, critical area buffers, and public
rights-of-way that is otherwise developable.
DEVELOPMENT: The division of a parcel of land
into two (2) or more parcels; the construction, re-
construction, conversion, structural alteration, re-
location or enlargement of any structure; any
mining, excavation, landfill or land disturbance
and any use or extension of the use of land.
DEVELOPMENT: (This definition for RMC
4-3-050, flood hazard regulations, use only.) Any
manmade change to improved or unimproved
real estate, including but not limited to buildings or
other structures, mining, dredging, filling, grading,
paving, excavation or drilling operations or stor-
age of equipment or materials located within the
area of special flood hazard.
DEVELOPMENT: (This definition for RMC
4-3-090, Shoreline Master Program Regulations,
use only.) A use consisting of the construction of
exterior alteration of structures; dredging; drilling;
dumping; filling; removal of any sand, gravel or
minerals; bulkheading; driving of piling; placing of
obstructions; or any other projects of a permanent
or temporary nature which interferes with the nor-
mal public use of the surface of the waters over-
lying lands subject to the Act at any state of water
level.
DEVELOPMENT AGREEMENT: A recorded
contract entered into by the city and an applicant
setting forth development standards and other
provisions governing and vesting a development
or use for a duration of time specified in the con-
tract. May be used to obligate an applicant to fund
or provide services, infrastructure, or other facili-
ties.
DEVELOPMENT PERMIT: Written permission af-
ter appropriate review for type of application from
the appropriate decision-maker authorizing the
division of a parcel of land, the construction, re-
construction, conversion, structural alteration, re-
location or enlargement of any structure, utility, or
any use or extension of the use of the land.
DIRECTOR: The Director of the Development
Services Division of the Planning/Building/Public
Works Department of the City of Renton or a des-
ignee.
DISPLAY SURFACE: The area made available
by the sign structure for the purpose of displaying
the advertising message.
DISPLAY WINDOW: A window in a building fa-
cade intended for nonpermanent display of goods
and merchandise.
DOCK: A fixed or floating platform extending from
the shore over the water.
DOUBLE CHECK VALVE ASSEMBLY: See
RMC 4-6-100.
DOUBLE-WALLED: See RMC 4-5-120G.
DOWNTOWN CORE AREA: See Map Exhibit in
RMC 4-2-080C.
DOWNTOWN PEDESTRIAN DISTRICT: See
Map Exhibit in RMC 4-2-080D. Those uses, build-
ings and walkways along either side of South
Third Street between Burnett Avenue South and
Main Avenue South, and along either side of
Wells Avenue South between South Second
Street and Houser Way South.
DRAINAGE AREA: The total area whose drain-
age water flows to and across the subject property.
4-11-040
11 - 13 (Revised 7/07)
DREDGING: The removal of earth from the bot-
tom or banks of a body of water.
DRIP LINE: A tree’s drip line shall be described
by a line projected to the ground from the outer
edge of the tree canopy delineating the outermost
extent of foliage in all directions and coinciding
with the area of the root mass.
DRIVE-IN/DRIVE-THROUGH RETAIL OR SER-
VICE: A business or a portion of a business
where a customer is permitted or encouraged ei-
ther by the design of physical facilities or by ser-
vice and/or packaging procedures, to carry on
business in the off-street parking or paved area
accessory to the business, while seated in a mo-
tor vehicle. In some instances, customers may
need to get out of the vehicle to obtain the product
or service. This definition shall include but not be
limited to fast-food restaurants, espresso stands,
and drive-in services at banks and pharmacies.
This definition excludes vehicle service and re-
pair, vehicle fueling stations, and car washes.
DROP-OFF ZONE: A sidewalk area abutting a
street intended for passengers to enter or exit ve-
hicles that are temporarily parked for that purpose.
DWELLING, MULTI-FAMILY:
Dwelling, Attached: A one-family dwelling at-
tached to one or more one-family dwellings by
common roofs, walls, or floors. This definition
may also include a dwelling unit or units attached
to garages or other nonresidential uses. This def-
inition does not include retirement residences,
boarding and lodging houses, accessory dwelling
units, adult family homes, group home I or group
home II as defined herein.
A. Flat: A residential building containing two (2)
or more dwelling units which are attached at one
or more common roofs, walls, or floors. Typically,
the unit’s habitable area is provided on a single
level. Unit entrances may or may not be provided
from a common corridor.
B. Townhouse: A one-family, ground-related
dwelling attached to one or more such units in
which each unit has its own exterior, ground-level
access to the outside, no unit is located over an-
other unit, and each unit is separated from any
other unit by one or more vertical common walls.
Townhouse units are multi-story.
C. Carriage House: One or more accessory
dwelling units attached to a garage. The garage
attached to the carriage house typically contains
vehicles and/or storage for people living in an-
other building as well as occupants of the carriage
house.
D. Penthouse: A single dwelling unit located at
or near the top of a building containing other, non-
residential uses.
E. Garden Style Apartment: A dwelling unit
that is one of several stacked vertically, with exte-
rior stairways and/or exterior corridors and sur-
face parking. Parking is not structured and may
include detached carports or garages. Buildings
and building entries are oriented toward internal
drive aisles and/or parking lots and not street
frontage. There is typically no formal building en-
try area connected to a public sidewalk and a
public street. Site planning may incorporate struc-
tures developed at low landscaped setbacks.
DWELLING, SINGLE FAMILY:
A. Dwelling, Detached: A building containing
one dwelling unit which is not attached to any
other dwelling by any means except fences, has
4-11-050
(Revised 7/07)11 - 14
a permanent foundation, and is surrounded by
open space or yards.
B. Dwelling, Semi-Attached: A one-family
dwelling attached to only one other one-family
dwelling at secondary or ancillary building parts
such as garages, carports, trellises, porches, cov-
ered decks, or other secondary connection ap-
proved by the City, and not connected at building
parts containing living areas.
DWELLING UNIT: A structure or portion of a
structure designed, occupied or intended for oc-
cupancy as separate living quarters with cooking,
sleeping and sanitary facilities provided for the
exclusive use of a single household.
DWELLING UNIT, ACCESSORY: An indepen-
dent subordinate dwelling unit contained within a
single family detached dwelling or its accessory
detached garage. An accessory dwelling unit
houses family members related to the property
owner or an employee of the property owner.
DWELLING UNIT, ATTACHED: See DWELLING,
MULTI-FAMILY.
(Ord. 2520, 11-17-1969; Ord. 2698, 3-6-1972;
Ord. 3758, 12-5-1983; Ord. 3891, 2-25-1985;
Ord. 4346, 3-9-1992; Ord. 4351, 5-4-1992; Ord.
4367, 9-14-1992; Ord. 4466, 8-22-1994; Ord.
4521, 6-5-1995; Ord. 4522, 6-5-1995; Ord. 4637,
9-14-1992; Ord. 4671, 7-21-1997; Ord. 4716,
4-13-1998; Ord. 4773, 3-22-1999; Ord. 4835,
3-27-2000; Ord. 4851, 8-7-2000; Amd. Ord. 4963,
5-13-2002; Ord. 4999, 1-13-2003; Ord. 5100,
11-1-2004; Ord. 5124, 2-7-2005; Ord. 5137,
4-25-2005; Ord. 5192, 1-23-2006; Ord. 5286,
5-14-2007)
4-11-050 DEFINITIONS E:
EARLY NOTICE: See RMC 4-9-070R.
EARTH MATERIAL: Any rock, natural soil or fill
and/or any combination thereof.
EASEMENT: A grant by the property owner for
the use or protection of a piece of land by the pub-
lic, corporation, or persons for specific purposes.
A. Easement, Access: An easement created
for the purpose of providing vehicular or pedes-
trian access to a property.
B. Easement, Conservation: An easement
held by the City, a public or nonprofit entity ap-
proved by the City, or by the property owner for
the express purpose of protecting and conserving
critical areas and their buffers.
EATING AND DRINKING ESTABLISHMENT: A
retail establishment selling food and/or drink for
consumption on the premises or for take-out, in-
cluding accessory on-site food preparation. This
definition includes, but is not limited to, restau-
rants, cafes, microbrew establishments, and
espresso stands. This definition excludes tav-
erns; fast food; entertainment clubs; dance clubs;
and/or dance halls.
ECONOMIC DEVELOPMENT: A development
which provides a service, produces goods or a
product, retails a commodity, or emerges in any
other use or activity for the purpose of making fi-
nancial gain.
EDUCATION INSTITUTION, HIGHER, OTHER:
A public or private school, college or university
that provides post-secondary professional educa-
tion and/or continuing education programs. This
definition does not include trade or vocational
schools, K-12 educational institutions, or arts and
crafts schools and studios.
EDUCATIONAL INSTITUTIONS (PUBLIC OR
PRIVATE), EXISTING K-12: An existing public or
private school encompassing grades K-12.
EDUCATIONAL INSTITUTIONS (PUBLIC OR
PRIVATE), NEW K-12: A new public or private
school encompassing grades K-12.
ELECTRICAL POWER GENERATION AND CO-
GENERATION: Electrical power generation is the
production of electricity for consumption by facili-
ties onsite or in a district. Electrical power cogen-
eration is the simultaneous production of
electricity and useful heat from the same fuel or
energy or the use of a production by-product to
generate power. Facilities with cogeneration sys-
tems use them to produce their own electricity,
and use the unused excess (waste) heat for pro-
cess steam, hot water heating, space heating,
and other thermal needs. They may also use ex-
cess process heat to produce steam for electricity
production.
EMERGENCIES: Actions that must be under-
taken immediately or within a time frame too short
to allow full compliance with this Title to avoid an
4-11-060
11 - 15 (Revised 6/05)
immediate threat to public health or safety, to pre-
vent an imminent threat of serious environmental
degradation.
ENGINE OR TRANSMISSION REBUILD, IN-
DUSTRIAL: An operation which rebuilds, recon-
ditions, or customizes engines or transmissions
which are sold to vehicle service and repair oper-
ations or to individual customers for installation
into vehicles off site.
ENGINEERING GEOLOGIST: See GEOTECH-
NICAL ENGINEER.
ENGINEERING GEOLOGY: The application of
geologic knowledge and principles in the investi-
gation and evaluation of naturally occurring rock
and soil for use in the design of civil works.
ENGINEERING GEOLOGY REPORT: See
GEOTECHNICAL REPORT.
ENHANCEMENT ACTIVITIES: Removal of nox-
ious or intrusive species, plantings of appropriate
native species and/or removal of diseased or de-
caying trees which pose a clear and imminent
threat to life or property. Enhancement activities
shall not involve the use of mechanical equip-
ment. Enhancement activities may include the re-
moval of pests which pose a clear danger to
public health provided that such danger is certi-
fied by the King County Department of Public
Health.
ENTERTAINMENT CLUB: Any facility where live
entertainment including but not limited to live the-
ater; dance performances; musical perfor-
mances; comedy routines; book/poetry readings;
and other forms of live entertainment are con-
ducted. This definition excludes adult entertain-
ment businesses; movie theaters; dance clubs;
dance halls; taverns; and eating and drinking es-
tablishments.
ENTERTAINMENT/MEDIA RENTALS: A busi-
ness consisting of rental of entertainment media
including but not limited to videos, DVDs, and
video games. This definition includes accessory
retail sales of entertainment media as well as
foodstuff. This definition does not include adult re-
tail uses.
ENVIRONMENTAL REVIEW COMMITTEE
(ERC): The Environmental Review Committee as
defined by RMC 4-9-070G, is the SEPA Respon-
sible Official Authority. The ERC shall consist of
three (3) officials designated by the Mayor with
concurrence by the City Council. For all proposals
for which the City is the lead agency, the ERC
shall make the threshold determination and per-
form any other functions assigned to the “lead
agency” or “responsible official” by the SEPA
rules that were adopted by reference in WAC
173-806-020.
EROSION: The wearing away of the ground sur-
face as a result of the movement of wind, water
and/or ice.
ESSENTIAL HABITAT: Habitat necessary for the
survival of federally listed threatened, endan-
gered, and sensitive species and state listed pri-
ority species.
EVICTION: Any effort by a property owner and/or
developer to remove a tenant from the premises
or terminate a tenancy by lawful or unlawful
means.
EXCAVATION: The mechanical removal of earth
material.
EXISTING LEGAL USE: The use of a lot or struc-
ture at the time of enactment of a zoning or other
land use regulation.
EXOTIC: Any species of plants or animals that
are not indigenous to the planning area.
EXPRESS TRANSPORTATION SERVICES:
Services which provide rapid delivery (i.e., over-
night, within an hour, etc.) of air parcels, foodstuff,
household and entertainment goods, as well as
taxi services. Use is distinguished by space for
multiple small delivery vehicles, and typically as-
sociated areas for sorting and handling packages
and documents, and accessory administrative of-
fices.
(Ord. 2820, 1-14-1974; Ord. 3366, 10-15-1979;
Ord. 3758, 12-5-1983; Ord. 4346, 3-9-1992; Ord.
4351, 5-4-1992; Ord. 4522, 6-5-1995; Ord. 4715,
4-6-1998; Ord. 4716, 4-13-1998; Ord. 4835,
3-27-2000; Amd. Ord. 4963, 5-13-2002; Ord.
5100, 11-1-2004)
4-11-060 DEFINITIONS F:
FACILITY: (For purposes of aquifer protection
area regulations contained in RMC 4-3-050, Crit-
ical Area Regulations.) All contiguous land within
4-11-060
(Revised 6/05)11 - 16
an APA, structures, other appurtenances, and im-
provements on the land and operations therein in-
cluding, but not limited to, business, government,
and institutional activities where hazardous mate-
rials are stored, handled, treated, used or pro-
duced in quantities greater than the de minimus
amounts specified in RMC 4-3-050C6a(ii)(1), Ac-
tivities Exempt from Specified Aquifer Protection
Area Requirements.
FAMILY: Any number of related individuals, or not
more than four (4) unrelated individuals, living to-
gether as a single household.
FAST FOOD: An eating or drinking establishment
occupying a detached structure, identified by a
name brand that offers a standard menu, typical
business operation logo, advertising franchise
ownership or affiliation, and a corporate architec-
tural prototype building. Franchise fast food typi-
cally caters to a market area larger than one
neighborhood and is auto oriented. It may include
drive through service. This definition excludes
espresso stands.
FILL: A deposit of earth material placed by artifi-
cial means.
FINAL PLAT: See PLAT, FINAL.
FIRE DEPARTMENT: The Renton Fire Depart-
ment.
FIRE FLOW: The measure of the sustained flow
of available water for fire fighting at a specific
building or within a specific area at twenty (20)
pounds per square inch residual pressure.
FIRE MARSHAL: The City of Renton Fire Mar-
shal or his/her designee.
FLAT: See DWELLING, MULTI-FAMILY.
FLOOD or FLOODING: A general and temporary
condition of partial or complete inundation of nor-
mally dry land areas from:
1. The overflow of inland or tidal waters,
and/or
2. The unusual and rapid accumulation of
runoff of surface waters from any source.
FLOOD CONTROL: Any undertaking for the con-
veyance, control, and dispersal of flood waters.
FLOOD INSURANCE RATE MAP (FIRM): The
official map on which the Federal Insurance Ad-
ministration has delineated both the areas of spe-
cial flood hazard and the risk premium zones
applicable to the community.
FLOOD INSURANCE STUDY: The official report
provided by the Federal Insurance Administration
that includes flood profiles, the flood boundary-
floodway map and the water surface elevation of
the base flood.
FLOOD, ONE HUNDRED (100) YEAR: The max-
imum flood expected to occur during a one-hun-
dred (100) year period.
FLOODPLAIN: The area subject to a one hun-
dred (100) year flood.
FLOODWAY: The channel of river or other water-
course and the adjacent land areas that must be
reserved in order to discharge the base flood
without cumulatively increasing the water surface
elevation more than one foot (1′).
FLOODWAY: For purposes of determining the ju-
risdiction of the Shoreline Master Program in con-
junction with the definition of “shoreland,” “flood-
way” means those portions of the area of a river
valley lying streamward from the outer limits of a
watercourse upon which flood waters are carried
during periods of flooding that occur with reason-
able regularity, although not necessarily annually,
said floodway being identified, under normal con-
dition, by changes in surface soil conditions or
changes in types or quality of vegetative ground
cover condition. The floodway shall not include
those lands that can reasonably be expected to
be protected flood waters by flood control devices
maintained by or maintained under license from
the Federal Government, the State, or a political
subdivision of the State.
4-11-070
11 - 17 (Revised 6/05)
FLOOR AREA, GROSS: The sum of the gross
horizontal areas of all floors of a building mea-
sured from the exterior face of each wall.
FLOOR AREA, NET: The total of all floor area of
a building, excluding stairwells, elevator shafts,
mechanical equipment rooms, interior vehicular
parking or loading, and all floors below the ground
floor, except when used for human habitation or
service to the public.
FLOOR AREA RATIO: The gross floor area of all
buildings on a lot divided by the lot area.
FLOWER/PLANTS AND FLORAL SUPPLY: A
business involving the retail sale of flowers,
house plants, and associated floral supplies.
FRANCHISE RETAIL ARCHITECTURE (OR
GENERIC OR CORPORATE ARCHITECTURE):
Consists of site layout, buildings, and signs for
businesses (usually large format, chain, or fran-
chise retail establishments) that are the same
style, color, and material regardless of location.
Typically, the employees wear uniforms and the
products or food are the same in every facility.
FRONT YARD: See YARD REQUIREMENT.
FUEL DEALERS: Wholesale distribution of fuels
with associated bulk fuel storage.
FUELING STATION, VEHICLE: See VEHICLE
FUELING STATIONS.
THE FEDERAL WATER POLLUTION CON-
TROL ACT OF 1956 (FWPCA): See RMC
4-6-100.
(Ord. 2820, 1-14-1974; Ord. 3541, 5-4-1981; Ord.
3758, 12-5-1983; Ord. 4071, 6-1-1987; Ord.
4716, 4-13-1998; Ord. 4851, 8-7-2000; Amd. Ord.
4963, 5-13-2002; Ord. 5100, 11-1-2004; Ord.
5124, 2-7-2005)
4-11-070 DEFINITIONS G:
GAMING/GAMBLING FACILITIES, NOT-FOR-
PROFIT: Facilities operated by a not-for-profit en-
tity where any type of gaming or gambling is the
primary attraction.
GARAGE, PRIVATE: A roofed structure en-
closed on three (3) or more sides, without interior
parking aisles, for the purpose of storing motor
vehicles.
GARAGE SALE: All general sales open to the
public conducted on a residential premises to dis-
pose of personal property, including, but not lim-
ited to, all sales entitled “lawn,” “yard,” “attic,”
“porch,” “room,” “backyard,” “patio,” “flea market”
or “rummage sale.”
GARBAGE: See REFUSE.
GARDEN STYLE APARTMENTS: See DWELL-
ING, MULTI-FAMILY.
GAS STATION: See FUELING STATION, VEHI-
CLE.
GEOLOGIC HAZARDS: Areas which may be
prone to one or more of the following conditions:
erosion, flooding, landslides, coal mine hazards,
or seismic activity. Refer to RMC 4-3-050J.
GEOTECHNICAL ENGINEER: A State of Wash-
ington licensed geologist experienced and knowl-
edgeable in engineering geology.
GEOTECHNICAL REPORT: A report prepared
by a Geotechnical Engineer including an ade-
quate description of the geology of the site, con-
clusions and recommendations regarding the
effect of geologic conditions on the proposed de-
velopment.
4-11-070
(Revised 6/05)11 - 18
GOLF COURSE: An area designed and used for
playing golf, including all accessory uses inciden-
tal to the operation of the facility. This definition ex-
cludes other outdoor recreational facilities,
neighborhood parks, and community/regional
parks.
GOVERNMENT FACILITIES, CITY: Facilities of
any unit of City government. Types of facilities in-
clude community centers, public works mainte-
nance facilities, courts of law, fire halls, and other
types of municipal facilities. This definition ex-
cludes city government offices, jails, parks, transit
centers, park & rides, sewage treatment plants,
municipally owned golf course or airports, and li-
braries.
GOVERNMENT FACILITIES, OTHER: Facilities
of any unit of county, state, federal, or special dis-
trict government. Types of facilities include com-
munity centers, vehicle and drivers licensing
offices, public works maintenance facilities,
courts of law, school support facilities, and other
types of county, state, school district, special dis-
trict, or federal facilities. This definition excludes
offices, jails, parks, transit centers, park & rides,
sewage treatment plants, schools, municipally
owned golf courses or airports, and libraries.
GOVERNMENT OFFICES, CITY: See CITY
GOVERNMENT OFFICES.
GRADE: The vertical location of the ground sur-
face.
GRADE, FINISH: The surface level of the ground
after completion of all grading.
GRADING: An excavating or filling or combina-
tion thereof.
A. Regular Grading: Any grading that involves
five thousand (5,000) cubic yards or less of mate-
rial.
B. Engineered Grading: Any grading that in-
volves more than five thousand (5,000) cubic
yards of material.
GRID-LIKE STREET PATTERN (or FLEXIBLE
GRID): A street system based upon a standard
grid pattern; however, offset intersections, loop
roads, and cul-de-sacs as well as angled or
curved road segments may also be utilized on a
limited basis. The block pattern is characterized
by regular (i.e., rectangular or trapezoidal) blocks.
GROUND COVER: Low growing plants such as
salal, ivy, ferns, mosses, grasses or other types of
vegetation which normally cover the ground.
GROUND COVER MANAGEMENT: The mowing
or cutting of ground cover in order to create an or-
derly appearing property so long as such activities
do not disturb the root structures on the plants.
Ground cover management shall include the re-
moval of vegetative debris from the property.
GROUNDWATER: Water below the land surface
in the zone of saturation.
GROUNDWATER MONITORING PROGRAM: A
plan containing procedures to be followed to as-
sess ground water quality for concentrations of
those chemicals identified in the operating permit.
GROUNDWATER MONITORING WELL: A
small-diameter well installed for purposes of sam-
pling and monitoring ground water.
GROUP FAMILY HOUSEHOLD: A group of indi-
viduals not related by blood, marriage, adoption
or guardianship living together in a dwelling unit
as a single housekeeping unit under a common
management plan based on an intentionally
structured relationship to provide organization
and stability.
GROUP HOME I (REHABILITATION): A facility
or dwelling unit housing persons, unrelated by
blood or marriage and operating as a group facil-
ity household. A rehabilitative group home may
include halfway houses and substance abuse re-
covery homes. This definition does not include
congregate residential or secure community tran-
sition facilities. (Amd. Ord. 4982, 9-23-2002)
GROUP HOME II (PROTECTIVE RESIDENCY):
A facility or dwelling unit housing persons, includ-
ing resident staff, unrelated by blood or marriage
and operating as a group family household. Staff
persons provide care, education, and participation
in community activities for the residents with the
primary goal of enabling the resident to live as in-
dependently as possible. A protective residency
may include disabled (mentally and physically)
persons, foster child care, abused women shelter,
orphanages and other uses where residents are
deemed vulnerable and/or disabled and are not a
threat to self or to public health or safety. This def-
inition does not include congregate residential or
secure community transition facilities. (Amd. Ord.
4982, 9-23-2002)
4-11-080
11 - 19 (Revised 6/05)
GROWTH MANAGEMENT ACT (GMA): A law
passed by the Washington State Legislature in
1990 that mandates comprehensive planning in
designated counties and cities statewide (chapter
36.70A RCW).
(Ord. 2820, 1-14-1974; Ord. 4351, 5-4-1992; Ord.
4636, 9-23-1996; Ord. 4715, 4-6-1998; Ord.
4835, 3-27-2000; Ord. 4851, 8-7-2000; Ord.
4854, 8-14-2000; Amd. Ord. 4963, 5-13-2002;
Ord. 5100, 11-1-2004)
4-11-080 DEFINITIONS H:
HAZARD TREE: Any tree or tree part that poses
a high risk of damage to persons or property as
certified by a qualified arborist and accepted by
the City.
HAZARDOUS MATERIALS: Those chemicals or
substances which are physical or health hazards
as defined and classified in Article 80 of the Uni-
form Fire Code as adopted or amended by the
City whether the materials are in usable or waste
condition; and any material that may degrade
groundwater quality when improperly used,
stored, disposed of, or otherwise mismanaged.
RMC 4-3-050R, Generic Hazardous Materials
List, provides a list of common substances that
may be hazardous materials. Article VI-A of the
Uniform Fire Code provides further information,
explanations, and examples of hazardous materi-
als.
HAZARDOUS MATERIALS INVENTORY
STATEMENT: A form provided by the Department
or the Fire Prevention Bureau and completed by
a facility owner that provides specified informa-
tion regarding hazardous materials at the facility.
HAZARDOUS SUBSTANCE: Any liquid, solid,
gas or sludge, including any material, substance,
product commodity or waste that exhibits the
characteristics of hazardous waste as described
in chapter 70.105 RCW.
HAZARDOUS WASTE: All dangerous and ex-
tremely hazardous waste, except for moderate-
risk waste, as defined in RCW 70.105.010.
HEALTH HAZARD: See RMC 4-6-100.
HEARING EXAMINER: The office of the Hearing
Examiner as defined by RMC Title 1. The Hearing
Examiner is appointed by the Mayor of the City to
conduct public hearings on applications outlined
in chapter 4-8 RMC, and prepares a record, find-
ings of fact and conclusions on such applications.
(Ord. 4522, 6-5-1995)
HEARINGS BOARD: The Shorelines Hearings
Board established by the Act.
HEIGHT: See BUILDING HEIGHT or SIGN
HEIGHT.
HIGH BLOWDOWN POTENTIAL: An area
where field conditions indicate the potential for
tree blowdown is high. Evidence may include the
presence of toppled trees in the area, and thin or
saturated soils.
HIGH OCCUPANCY VEHICLE (HOV): A vehicle
carrying more than a specified minimum number
of people (usually two (2) or three (3) persons).
HIGH QUALITY DESIGN: A development project
that encourages pedestrian activity or adds pe-
destrian interest and exhibits a degree of crafts-
manship, building detailing, architectural design,
or quality of materials that are not typically found
in standard construction. Responds to site condi-
tions through its orientation, circulation, and/or in-
corporation of special site features. Buildings
characterized by standard corporate identity ele-
ments (e.g., fast food establishments with signa-
ture roofline or facade features) or standard
building plans (e.g., stock plans that are unable to
adapt to site conditions) are not typically consid-
ered high quality design.
HIGH RISE: A structure exceeding seventy five
feet (75′) in height.
HILLSIDE: An inclined landform which may in-
clude one or more classes of slope: steep (sensi-
tive and/or protected) and non-steep (i.e., less
than twenty five percent (25%)).
HILLSIDE SUBDIVISION: A subdivision in which
the average slope is twenty percent (20%) or in
which any street in the subdivision has grades
greater than fifteen percent (15%) at any point.
HOLISTIC HEALTH CARE CENTER: A combi-
nation of activities intended for improvement or
maintenance of health including out-patient and/
or in-patient care and supporting accessory activ-
ities including space for medical practitioners, re-
tail sales, educational classrooms and meeting
spaces.
4-11-090
(Revised 6/05)11 - 20
HOME OCCUPATION: Any commercial use con-
ducted entirely within a dwelling or accessory
structure and carried on by persons residing in
that dwelling unit, but is clearly incidental and sec-
ondary to the use of the dwelling as a residence.
HOMEOWNERS’ ASSOCIATION: An incorpo-
rated nonprofit organization formed or qualified
under the laws of the State of Washington, oper-
ating under recorded land agreements through
which: (a) each land owner is automatically a
member, (b) each land owner is automatically
subject to a proportionate share of the expenses
for the organization’s activities, such as maintain-
ing common property and facilities, and (c) such
charge, if unpaid, becomes a lien against the
property of the land owner.
HOTEL: A building or portion thereof designed or
used for transient rental for sleeping purposes.
Hotel structures are at least two (2) stories in
height, with lodging space above the first floor.
Lodging space may also be located on the first
floor. Individual rooms are typically accessed
from a common hallway. A central kitchen and
dining room and accessory shops and services
catering to the general public may be provided.
Not included in this definition are multi-family
dwellings, bed and breakfasts, or motels.
HOUSEHOLD: A family living together in a single
dwelling unit with common access to, and com-
mon use of, all living, sanitation facilities, and all
areas and facilities for the preparation, consump-
tion and storage of food within the dwelling unit.
HUMAN SCALE: The perceived size of a building
relative to a human being. A building is consid-
ered to have good human scale if there is an ex-
pression of human activity or use that indicates
the building’s size. For example, traditionally
sized doors, windows, and balconies are ele-
ments that respond to the size of a human body,
so these elements in a building indicate a build-
ing’s overall size.
HUMAN SCALE ELEMENTS: Architectural ele-
ments such as railings, windows with multiple
panes, doorways, or fences, that are scaled for
human use and convey the idea of human activity
or human occupancy.
HYPORHEIC ZONE: The saturated zone located
beneath and adjacent to streams that contains
some portion of surface waters, serves as a filter
for nutrients, and maintains water quality.
(Ord. 3758, 12-5-1983; Ord. 4517, 5-8-1995; Ord.
4522, 6-5-1995; Ord. 4665, 5-19-1997; Ord.
4716, 4-13-1998; Ord. 4821, 12-20-1999; Ord.
4835, 3-27-2000; Ord. 4851, 8-7-2000; Amd. Ord.
4963, 5-13-2002; Ord. 5124, 2-7-2005; Ord.
5125, 2-28-2005; Ord. 5137, 4-25-2005)
4-11-090 DEFINITIONS I:
ILLUMINATION, INTERNAL: A light source that
is concealed or contained within a sign and be-
comes visible in darkness through a translucent
surface.
ILLUMINATION, TUBE: A light source supplied
by a tube that is bent to form letters, symbols, or
other shapes. Tube illumination does not include
exposed fluorescent lights.
IMPACTS: The effects or consequences of ac-
tions. Environmental impacts are effects upon the
elements of the environment listed in WAC
197-11-444.
IMPERVIOUS SURFACE: Any material that sub-
stantially reduces or prevents the infiltration of
stormwater into the surface of the ground, includ-
ing graveled surfaces.
IMPORTED FILL: Earth material acquired from
an off-site location for use in grading on a site.
INCOMBUSTIBLE AND NONCOMBUSTIBLE
MATERIAL: Shall be as defined in the Uniform
Fire Code.
4-11-120
11 - 21 (Revised 12/05)
INDUSTRIAL USE: A type of land use character-
ized by production, manufacturing, distribution or
fabrication activities.
INDUSTRIAL USE, HEAVY: A type of land use
including manufacturing processes using raw ma-
terials, extractive land uses or any industrial uses
which typically are incompatible with other uses
due to noise, odor, toxic chemicals, or other activ-
ities posing a hazard to public health and safety.
INDUSTRIAL USE, LIGHT: A type of land use in-
cluding small scale or less intensive production
manufacturing, distribution or fabricating activi-
ties. May also include office and supporting con-
venience retail activities.
INDUSTRIAL WASTES: See RMC 4-6-100.
INFILL: Development that occurs on vacant land
within urbanized areas.
INFILTRATION: See RMC 4-6-100.
INTEGRATED WALKWAY CIRCULATION:
Sidewalks and streets constructed and con-
nected in such a way as to provide an efficient
and safe system for people moving through an
area on foot.
INTERMITTENT: A condition where water is not
present in the channel year-round during years of
normal or above normal rainfall.
INTERVAL: An interval is the measure of articu-
lation – the distance before architectural ele-
ments repeat.
(Ord. 3719, 4-11-1983; Ord. 3891, 2-25-1985;
Ord. 4577, 1-22-1996; Ord. 4740, 7-19-1999;
Ord. 4720, 5-4-1998; Ord. 4821, 12-20-1999;
Amd. Ord. 4963, 5-13-2002; Ord. 5124, 2-7-2005;
Ord. 5137, 4-25-2005)
4-11-100 DEFINITIONS J:
JAILS, EXISTING MUNICIPAL: City-operated
and owned facilities that hold criminals serving
sentences and/or suspected criminals while they
are awaiting the outcome of their trials.
(Amd. Ord. 4963, 5-13-2002)
4-11-110 DEFINITIONS K:
KENNEL: A commercial facility for the care and/
or breeding of dogs and/or cats.
KENNEL, HOBBY: A noncommercial facility for
the care and/or breeding of four (4) to eight (8)
adult dogs, cats or combination of dogs and cats,
older than four (4) months in age, excluding small
animal hospitals, clinics, pet shops, or grooming
services. Hobby kennels are only operated by
persons residing in the primary dwelling unit on
the property on which the hobby kennel is kept.
(Amd. Ord. 4963, 5-13-2002)
4-11-120 DEFINITIONS L:
LABORATORIES, LIGHT MANUFACTURING:
A facility in which scientific research, investiga-
tion, testing, or experimentation occur. Manufac-
turing of and sale of products may also occur.
LABORATORIES, RESEARCH, DEVELOP-
MENT AND TESTING: A facility in which scien-
tific research, investigation, testing, or experi-
mentation occur but not including manufacture
and sale of products.
LAKES: Natural or artificial bodies of water of two
(2) or more acres and/or where the deepest part
of the basin at low water exceeds two (2) meters
(6.6 feet). Artificial bodies of water with a recircu-
lation system approved by the Planning/Building/
Public Works Department are not included in this
definition.
LAND CLEARING: The act of removing or de-
stroying trees or ground cover including grubbing
of stumps and root mat.
LAND-CLEARING WASTE: Stumps, brush, tree
branches, and other vegetation associated with
land clearing.
LAND DEVELOPMENT PERMIT: An approved
preliminary or final plat for single family residen-
tial project, a building permit, site plan, or prelim-
inary or final planned urban development plan.
LAND USE DECISION: A land use decision for
purposes of a land use appeal under RMC
4-8-110, Appeals, means a final determination by
a City body or officer with the highest level of au-
thority to make the determination, including those
with authority to hear appeals on:
4-11-120
(Revised 12/05)11 - 22
1. An application for a project permit or other
governmental approval required by law be-
fore real property may be improved, devel-
oped, modified, sold, transferred or used, but
excluding applications for permits or approv-
als to use, vacate, or transfer streets, parks,
and other similar types of public property; ex-
cluding applications for legislative approval
such as area-wide rezones and annexations;
and excluding applications for business li-
censes;
2. An interpretive or declaratory decision re-
garding the application to a specific property
of zoning or other ordinances or rules regulat-
ing the improvement, development, modifica-
tion, maintenance, or use of real property;
3. The enforcement by the City of codes
regulating improvement, development, modi-
fication, maintenance or use of real property.
However, when the City is required by law to
enforce the code in a court of limited jurisdic-
tion, a petition may not be brought under RMC
4-8-110.
LAND USE ELEMENT: A plan designating the lo-
cation and extent of use for agriculture, timber
production, housing, commerce, industry, recre-
ation, open spaces, public utilities, public facili-
ties, and other land uses as required by the
Growth Management Act.
LANDFILL: Creation or maintenance of beach or
creation of dry upland area by the deposit of sand,
soil, gravel or other materials into shoreline areas.
LANDS COVERED BY WATER: Lands underly-
ing the water areas of the state below the ordinary
high water mark, including salt waters, tidal wa-
ters, estuarine waters, natural watercourses,
lakes, ponds, artificially impounded waters,
marshes, and swamps.
LANDSCAPE ARCHITECT: A professional land-
scape architect licensed to practice by the State
of Washington.
LANDSCAPE BUFFER: An on-site strip abutting
a property line which provides a physical, visual,
and/or noise buffer and transition between land
use of varying compatibilities and/or the street.
Landscape buffers consist primarily of natural
landscaping and selected hard surface elements,
when deemed appropriate by the reviewing offi-
cial.
LANDSCAPED VISUAL BARRIER: Evergreen
trees, and/or evergreen shrubs providing equiva-
lent buffering, planted to provide a year-round
dense screen within three (3) years from the time
of planting.
LANDSCAPING: The installation of lawns, trees,
shrubs, flowers, ground cover and similar items to
enhance a property’s attractiveness, prevent ero-
sion, improve security or for similar purposes.
LICENSED ENGINEER: A professional engineer,
licensed to practice in the State of Washington.
LIGHT DEFINITIONS: The following definitions
are utilized in the Exterior Onsite Lighting Regu-
lations, RMC 4-4-075:
A. Cutoff: The point at which all light rays emit-
ted by a light source are completely eliminated
(cut off) at a specific angle above the ground.
B. Cutoff Angle: The angle formed by a line
drawn from the direction of light rays at the light
source and a line perpendicular to the ground
from the light source, above which no light is emit-
ted.
C. Cutoff Type Luminaire: A unit of illumina-
tion with elements such as shields, reflectors, or
refractor panels that direct and cut off the light at
a cut off angle less than ninety degrees (90°).
D. Light Trespass: The shining of light pro-
duced by a light source beyond the boundaries of
the property on which it is located.
E. Luminaire: The complete lighting unit, in-
cluding the lamp, the fixture, and other parts.
LOADING AREA: A specially designed off-street
place intended to be used by vehicles for depos-
iting and/or receiving passengers and goods.
LOCAL SERVICE UTILITIES: Public or private
utilities normally servicing a neighborhood, i.e.,
telephone exchanges; sewer, both storm and
sanitary; distribution lines, electrical less than fifty
five (55) kv, telephone, cable TV, etc.
LONG-RANGE WASTEWATER MANAGE-
MENT PLAN: See RMC 4-6-100.
LOT: A specifically described parcel of land with
boundary lines defining the extent of the lot in a
given direction.
4-11-120
11 - 23 (Revised 12/05)
LOT: A fractional part of divided lands having
fixed boundaries, being of sufficient area and di-
mension to meet minimum zoning requirements
for width and area, excluding private access
easements. The term shall include “tracts” or
“parcels.” See LOT TYPES.
LOT COVERAGE: The horizontal area measured
within the outside of the exterior walls of all prin-
cipal and accessory buildings on a lot including all
covered decks and porches.
LOT, DEVELOPED: (This definition for RMC
4-4-130, Tree Cutting and Land Clearing Regula-
tions, only.) A lot or parcel of land upon which a
structure(s) is located, which cannot be more in-
tensely developed pursuant to the City Zoning
Code, and which cannot be further subdivided
pursuant to City subdivision regulations.
LOT LINE ADJUSTMENT: A lot line adjustment is
the adjusting of common property line(s) or
boundaries between adjacent lots, tracts, or par-
cels for the purpose of accommodating a transfer
of land, rectifying a disputed property line location,
or freeing such a boundary from any difference or
discrepancies. The resulting adjustment shall not
create any additional lots, tracts or parcels and all
reconfigured lots, tracts or parcels shall contain
sufficient area and dimension to meet minimum
requirements for zoning and building purposes.
LOT LINES: The property lines bounding the lot.
LOT MEASUREMENTS:
A. Lot Depth: Depth of a lot shall be considered
to be the average distance between the foremost
points of the side lot lines in front (i.e., the points
where the side lot lines intersect with the street
right-of-way line) and the rearmost points of the
side lot lines in the rear. In the case of pipestem
lots, the pipestem portion of the lot shall be ig-
nored for purposes of the calculation of average
depth.
B. Lot Width: Width of a lot shall be considered
to be the average distance between the side lines
connecting front and rear lot lines, except for
pipestem lots, where the pipestem portion of a lot
shall be ignored for purposes of calculating the
average width.
LOT, PARTIALLY DEVELOPED: (This definition
for RMC 4-4-130, Tree Cutting and Land Clearing
Regulations, only.) A lot or parcel of land upon
which a structure is located and which is of suffi-
cient area so as to be capable of accommodating
increased development pursuant to the Renton
Zoning Code; or which may be subdivided in ac-
cordance with the City subdivision regulations.
4-11-130
(Revised 12/05)11 - 24
LOT TYPES:
A. Lot, Corner: A lot abutting upon two (2) or
more streets at their intersection, or upon two (2)
parts of the same street, such streets or parts of
the same street forming an interior angle of less
than one hundred thirty five degrees (135°) within
the lot lines.
B. Lot, Flag: A lot with access to a public road
only by a private accessway less than thirty feet
(30′) in width. See Lot, Pipestem.
C. Lot, Interior: A lot that generally abuts or
has frontage on only one street, although on
through lots that run from one block face to an-
other, such lots could abut two (2) streets.
D. Lot, Pipestem: A lot not meeting minimum
frontage requirements.
E. Lot, Through: A lot that has both ends front-
ing on a street.
F. Lot, Small Cluster: A cluster of small lots in
new plats that are designed to provide a transition
and buffer between uses in the R-4 Zones. Small
cluster lots are allowed in the R-4 Zone when lo-
cated within six hundred feet (600′) of abutting
and contiguous properties in the Residential Sin-
gle Family land use designation of the Compre-
hensive Plan and are part of a development that
includes a significant open space area equal to at
least twenty percent (20%) of a site.
LOT, UNDEVELOPED: A platted lot or parcel of
land upon which no structure exists.
LOW IMPACT LAND USE: Land uses which are
not likely to have a significant adverse impact on
critical areas because of the low intensity of the
use, minimal levels of human activity, limited use
of machinery or chemicals, site design or ar-
rangement of buildings and structures, incorpora-
tion of mitigation measures, or other factors.
LOWEST FLOOR: The lowest floor of the lowest
enclosed area (including basement). An unfin-
ished or flood-resistant enclosure, usable solely
for parking of vehicles, building access or stor-
age, in an area other than a basement area, is not
considered a building’s lowest floor; provided,
that such enclosure is not built so as to render the
structure in violation of the applicable non-eleva-
tion design requirements of RMC 4-3-050I3a(ii).
(Ord. 3758, 12-5-1983; Ord. 3891, 2-25-1985;
Ord. 4056, 4-30-1987; Ord. 4071, 6-1-1987; Ord.
4351, 5-4-1992; Ord. 4522, 6-5-1995; Ord. 4740,
7-19-1999; Ord. 4351, 5-4-1992; Ord. 4517,
5-8-1995; Ord. 4522, 6-5-1995; Ord. 4660,
3-17-1997; Ord. 4715, 4-6-1998; Ord. 4716,
4-13-1998; Ord. 4751, 11-16-1998; Ord. 4835,
3-27-2000; Ord. 4851, 8-7-2000; Ord. 4854,
8-14-2000; Amd. Ord. 4963, 5-13-2002; Ord.
5100, 11-1-2004; Ord. 5137, 4-25-2005; Ord.
5153, 9-26-2005)
4-11-130 DEFINITIONS M:
MAIN STREET: A style of urban commercial de-
velopment featuring concentrated retail and ser-
vice uses along a street designed for use by both
pedestrians and vehicles.
MAJOR SERVICE UTILITY: Public or private util-
ities which provide services beyond the City’s
boundaries, i.e., pipelines, natural gas, water,
sewer, petroleum; electrical transmission lines
fifty five (55) kv or greater; and regional sewer or
water treatment plants, etc.
MANUFACTURED HOME: A residential struc-
ture, transportable in one or more sections, that is
built on a permanent chassis and is designed for
use with or without a permanent foundation when
connected to the required utilities. The term
“manufactured home” does not include a “recre-
ational vehicle” or mobile home.
MANUFACTURED HOME, DESIGNATED: A
residential manufactured home that meets the fol-
lowing requirements:
1. It is comprised of at least two (2) fully en-
closed parallel sections each not less than
twelve feet (12′) wide by thirty six feet (36′)
long,
4-11-130
11 - 25 (Revised 6/05)
2. It has a composition, wood shingle,
coated metal or similar roof of not less than
three to twelve (3:12) pitch, and
3. It has exterior siding similar in appear-
ance to siding materials commonly used for
conventional site-built single family resi-
dences.
MANUFACTURED HOME PARK OR SUBDIVI-
SION: A parcel (or contiguous parcels) of land “di-
vided” into two (2) or more manufactured home
lots for rent or sale.
MANUFACTURED HOME PARK OR SUBDIVI-
SION, EXISTING: A manufactured home park
subdivision for which the construction of facilities
for servicing the lots on which the manufactured
homes are to be affixed (including, at a minimum,
the installation of utilities, the construction of
streets, and either final site grading or the pouring
of concrete pads) is completed before the effec-
tive date of adopted floodplain management reg-
ulations.
MANUFACTURED HOME PARK OR SUBDIVI-
SION, NEW: A manufactured home park or sub-
division for which the construction of facilities for
servicing the lots on which the manufactured
homes are to be affixed (including at a minimum,
the installation of utilities, the construction of
streets, and either final site grading or the pouring
of concrete pads) is completed on or after the ef-
fective date of adopted floodplain management
regulations.
MANUFACTURING, AIRPLANE: Limited to
manufacture of airplanes; sale of airplanes man-
ufactured and/or assembled on-site; and re-
search, development and testing of airplanes and
related components.
MANUFACTURING, AIRPLANE ACCESSORY
FUNCTIONS: Includes, as secondary functions
when dependent upon the primary activity of air-
plane production and sales: office; storage; ware-
house and distribution; aircraft painting and other
associated aircraft painting/sealing activities;
trucking terminal, including loading and unload-
ing; auto repair and fuel dispensing; hazardous
materials storage and distribution; aircraft engine
testing; metal processing; food service; retail
sales of products related to airplane production;
on-site medical and emergency services, such as
clinic, fire suppression, and security; barging; rec-
lamation; and parking, when designated for em-
ployees and visitors.
MANUFACTURING AND FABRICATION,
HEAVY: The transformation of materials or sub-
stances into new products including construction
and assembling of component parts, and the
blending of materials such as lubricating oils,
plastics, resins or liquors. Heavy manufacturing
and fabrication are often characterized by the
need for large outdoor areas in which to conduct
operations, and typically results in environmental
impacts beyond their own sites. This definition in-
cludes, but is not limited to: manufacture and fab-
rication of automotive vehicles and their parts,
cement, brick, lime, gypsum, asphalt, and other
manufacturing and fabrication uses as deter-
mined by the reviewing official. This definition ex-
cludes slaughterhouses, manufacture of shellac,
varnish or turpentine, paper, pulp, rubber from
crude material, refining and/or manufacturing of
petroleum by-products except as an accessory
use of less than fifty thousand (50,000) gallons.
MANUFACTURING AND FABRICATION,
LIGHT: The transformation of materials or sub-
stances into new products including construction
and assembling of component parts, and the
blending of materials such as lubricating oils, plas-
tics, resins or liquors. Light manufacturing and
fabrication is characterized by the use being con-
tained within buildings, and materials or equip-
ment used in production not being stored outside.
Light manufacturing and fabrication activities do
not generate external emissions such as smoke,
odor, noise, vibrations or other nuisances outside
the building. This definition includes but is not lim-
ited to manufacture and fabrication of electronic
components, office products, furniture, glass
products, and other manufacturing and fabrication
uses as determined by the reviewing official. This
definition excludes slaughterhouses, manufac-
ture of shellac, varnish or turpentine, paper, pulp,
rubber from crude material, refining and/or manu-
facturing of petroleum by-products except as an
accessory use of less than fifty thousand (50,000)
gallons.
MANUFACTURING AND FABRICATION, ME-
DIUM: The transformation of materials or sub-
stances into new products including construction
and assembling of component parts, and the
blending of materials such as lubricating oils, plas-
tics, resins or liquors. Medium manufacturing and
fabrication is characterized by need for only very
limited areas of outdoor storage and may create
4-11-130
(Revised 6/05)11 - 26
minor external environmental impacts during the
conduct of operations but most impacts are con-
tained on-site. This definition includes but is not
limited to manufacture and fabrication of, alco-
holic products, paints, printing ink, leather goods,
and other manufacturing and fabrication uses as
determined by the reviewing official. This defini-
tion excludes slaughterhouses, manufacture of
shellac, varnish or turpentine, paper, pulp, rubber
from crude material, refining and/or manufactur-
ing of petroleum by-products except as an acces-
sory use of less than fifty thousand (50,000)
gallons.
MARINA: A facility for storing, servicing, fueling,
berthing, and securing and launching of private
pleasure craft that may include the sale of fuel
and incidental supplies for the boat owners,
crews, and guests. This definition includes tie-up
for float planes as well as pleasure boats, and
other private pleasure craft.
MARINA: (This definition for RMC 4-3-090,
Shoreline Master Program Regulations, use
only.) A use providing moorage for pleasure craft,
which also may include boat launching facilities,
storage, sales, and other related services.
MARQUEE: A permanent roof structure, usually
incorporating a sign, attached to and supported by
the building and projecting over public property.
MASTER PLAN: A master plan is intended to
show how proposed development will comply
with the development standards in the applicable
zoning. It also is intended to show compatibility of
development within the master plan area, and
compatibility of anticipated uses in areas adjacent
to and abutting the master plan area. It provides
long-term guidance for a smaller area than a con-
ceptual redevelopment plan, but a larger area
than a detailed site plan.
MASTER PROGRAM: The comprehensive
shoreline use plan for the City of Renton and the
use regulations, together with maps, diagrams,
charts or other descriptive material and text, and
a statement of desired goals and standards de-
veloped in accordance with the policies enunci-
ated in Section 2 of the Act.
MATERIAL SAFETY DATA SHEET: Written or
printed information concerning a hazardous ma-
terial which is prepared in accordance with the
provisions of 29 CFR 1910.1200.
MECHANICAL EQUIPMENT: Includes all motor-
ized equipment used for earth moving, trenching,
excavation, gardening, landscaping, and general
property maintenance exceeding twenty seven
(27) horsepower in size.
MEDICAL INSTITUTIONS: Facilities providing
physical or mental health services, in-patient ac-
commodations, and medical or surgical care of
the sick or injured. This definition includes hospi-
tals, clinics, hospice, and holistic health centers.
This definition excludes medical and dental of-
fices, convalescent centers, retirement resi-
dences, and group homes I and II.
MEMBRANE LINER: See RMC 4-5-120G.
MINI-MART: A small retail establishment, usually
located within or associated with another use, that
offers for sale convenience goods such as food
items, tobacco, periodicals and household goods.
MITIGATION BANK: Sites that, when approved
by the City, may be used for restoration, creation
and/or mitigation of wetlands altered on a differ-
ent piece of property, but located within the same
drainage basin.
MIXED USE: A building or site with two (2) or
more different uses such as residential, office,
manufacturing, retail, public or entertainment.
MOBILE HOME: A factory-built structure, trans-
portable in one or more sections, built on a chas-
sis and designed to be a dwelling without a
permanent foundation, that was constructed prior
to the enactment of the National Manufactured
Home Construction and Safety Standards Act of
1974. This definition does not include recreational
vehicles, manufactured homes, or designated
manufactured homes.
MOBILE VENDOR: Retail sale of goods from a
vehicle or mobile cart.
MODULATION: A measured and proportioned in-
flection or setback in a building’s face that breaks
up an otherwise larger flat vertical plane into mul-
tiple offset sub-elements so as to reduce the ap-
parent bulk.
MOORAGE: Any device or structure used to se-
cure a vessel for temporary anchorage, but which
is not attached to the vessels. Examples of moor-
age are docks or buoys.
4-11-140
11 - 27 (Revised 6/05)
MOTEL: A building or group of detached or con-
nected buildings designed or used primarily for
providing sleeping accommodations for automo-
bile travelers and typically having a parking space
adjacent to a sleeping accommodation. This def-
inition excludes multi-family dwellings, bed and
breakfasts, and hotels.
MOVIE THEATER: An indoor facility for showing
movies, including accessory retail sales of food
and beverages. This definition excludes adult en-
tertainment businesses; entertainment clubs; and
cultural facilities.
MULTI-FAMILY: See DWELLING, MULTI-FAM-
ILY.
MULTIPLE-USE: The combining of compatible
uses within one development, of which the major
use or activity is water-oriented. All uses or activ-
ities other than the major one are directly related
and necessary to the major use or activity.
(Ord. 3719, 4-11-1983; Ord. 3758, 12-5-1983;
Ord. 4071, 6-1-1987; Ord. 4219, 5-4-1992; Ord.
4346, 3-9-1992; Ord. 4577, 1-22-1996; Ord.
4665, 5-19-1997; Ord. 4715, 4-6-1998; Ord.
4716, 4-13-1998; Ord. 4777, 4-19-1999; Ord.
4821, 12-20-1999; Ord. 4835, 3-27-2000; Ord.
4851, 8-7-2000; Amd. Ord. 4963, 5-13-2002; Ord.
5028, 11-24-2003; Ord. 5124, 2-7-2005; Ord.
5125, 2-28-2005)
4-11-140 DEFINITIONS N:
NATIONALLY RECOGNIZED INDEPENDENT
TESTING ORGANIZATION: See RMC 4-5-120G.
NATIVE GROWTH PROTECTION EASEMENT:
A restrictive area where all native, predevelop-
ment vegetation shall not be disturbed or
removed except for removal pursuant to an
approved enhancement program. The purpose of
an easement is to protect steep slopes, slopes
and/or riparian corridors.
NATIVE VEGETATION: Plant species that are in-
digenous to the area in question and could rea-
sonably be expected to have occurred on site.
NATURAL: A Shoreline Master Program land
use designation identifying an area as unique and
fragile. It is intended to provide areas of wildlife
sanctuary and habitat preservation.
NATURAL LIGHT: Interior or exterior light from
the sun.
NATURAL OUTLET: See RMC 4-6-100.
NATURAL RESOURCE EXTRACTION/RECOV-
ERY: Land used for timber harvesting consistent
with the Forest Practices Act or silviculture, min-
eral extraction, or natural resource recovery such
as mining reclamation or reforestation. This defi-
nition excludes Christmas tree farms, nurseries,
and agriculture.
NATURAL WATER SYSTEM: Any and all parts
of the hydrologic cycle independent of size and
residence time. The meaning includes “waters of
the state” as defined in RCW 90.48.020.
NEIGHBORHOOD: A sub-area of the City in
which the residents share a common identity fo-
cused around a school, park, community busi-
ness center or other feature.
NEW UNDERGROUND STORAGE FACILITY:
See RMC 4-5-120G.
NEWS STAND: A use consisting of the retail sale
of newspapers and magazines. This definition ex-
cludes adult retail uses.
NONCONFORMING STRUCTURE: A lawful
structure that does not comply with the current
development standards (yard setbacks, lot size,
lot coverage, height, etc.) for its zone, but which
complied with applicable regulations at the time it
was established. Such structures may or may not
be in compliance with other relevant building
codes and regulations.
NONCONFORMING USE: A lawful use of land
that does not comply with the current use regula-
tions (primary, secondary, conditional, etc.) for its
zone, but which complied with applicable regula-
tions at the time the use was established.
NONSTRUCTURAL TRIM: The molding, bat-
tens, caps, nailing strips, latticing, cutouts or let-
ters and walkways which are attached to the sign
structure.
NO-PROTEST AGREEMENT: A restrictive cove-
nant signed by the property owner signifying con-
sent to the future formation of a local improve-
ment district by the City of Renton or by property
owners for constructing and paying for street im-
provements.
4-11-150
(Revised 6/05)11 - 28
NORMAL RAINFALL: Rainfall that is at the mean
or within one standard deviation of the mean of
the accumulated annual rainfall record, based
upon the water year for King County as recorded
at the Seattle-Tacoma International Airport by the
graph shown at King County Department of Natu-
ral Resources and Parks’ Water and Land Re-
sources Division’s Hydrologic Information Center
(http://dnr.metrokc.gov/hydrodat/seatacpre-
cip.asp).
NURSERIES, HORTICULTURAL: Any land used
to raise, store, or sell trees, shrubs, flowers, and
other plants for sale or for transplanting. This def-
inition does not include the sale of any of the
above for consumption. Associated retail space is
allowed as an accessory to this use.
(Ord. 3719, 4-11-1983; Ord. 4346, 3-9-1992; Ord.
4351, 5-4-1992; Ord. 4521, 6-5-1995; Ord. 4577,
1-22-1996; Amd. Ord. 4963, 5-13-2002; Ord.
5124, 2-7-2005; Ord. 5137, 4-25-2005)
4-11-150 DEFINITIONS O:
OFF-SITE SERVICES: See SERVICES, OFF-
SITE.
OFFICE, GENERAL: A place at which the affairs
of a business, profession, service, or industry are
conducted and generally furnished with desks, ta-
bles, files and communication equipment. This
definition includes associated accessory uses in-
cluding but not limited to exercise rooms and caf-
eterias for use by employees and clients. This
definition excludes conference centers, medical
and dental offices, veterinary offices/clinics, city
government offices, other government offices and
facilities, service and social organizations, and
construction/contractor’s offices.
OFFICE, MEDICAL AND DENTAL: Any office
used by physicians, dentists, and/or other medi-
cal professionals to examine, diagnose, and treat
patients, and to administer day-to-day accessory
office functions relating to the medical or dental
practice.
ON-SITE SERVICES: See SERVICES, ON-
SITE.
OPEN RECORD APPEAL: An administrative ap-
peal to a local governmental body or officer, in-
cluding the legislative body, that creates the local
government’s record through testimony and sub-
mission of evidence and information, under pro-
cedures prescribed by RMC 4-8-110.
OPEN SPACE: Any physical area that provides
visual relief from the built environment for envi-
ronmental, scenic or recreational purposes. Open
space may consist of developed or undeveloped
areas, including urban plazas, parks, pedestrian
corridors, landscaping, pastures, woodlands,
greenbelts, wetlands and other natural areas, but
excluding driveways, parking lots or other sur-
faces designed for vehicular travel.
OPEN SPACE: (This definition for RMC 4-3-090,
Shoreline Master Program Regulations, use
only.) A land area allowing view, use or passage
which is almost entirely unobstructed by build-
ings, paved areas, or other manmade structures.
OPEN SPACE, CONTIGUOUS: Land perma-
nently set aside as open space located in re-
corded tracts. Contiguous open space lands
typically exclude critical areas such as wetlands
and steep slopes, but may include wetland buff-
ers enhanced with amenities such as pedestrian
trails and seating areas, as well as stormwater
ponds enhanced per the techniques and land-
scape requirements set forth in “The Integrated
Pond,” King County Water and Land Resources
Division.
OPEN SPACE, CONTIGUOUS, URBAN SEPA-
RATOR: Land permanently set aside as open
space located in recorded tracts. Contiguous
open space lands may include critical areas, such
as wetlands and steep slopes, and wetland buff-
ers, as well as stormwater ponds enhanced per
the techniques and landscape requirements set
forth in “The Integrated Pond, King County Water
and Land Resources Division.”
OPERATOR: See RMC 4-5-120G.
ORDINANCE: See RMC 4-9-070R.
ORDINARY HIGH WATER MARK: On lakes and
streams, that mark found by examining the bed
and banks and ascertaining where the presence
and action of waters are so common and usual,
and so long continued in all ordinary years, as to
mark upon the soil a character distinct from that
of the abutting upland, in respect to vegetation as
that condition exists on June 1, 1971, as it may
naturally change thereafter, or as it may change in
accordance with permits issued by the City or
4-11-160
11 - 29 (Revised 6/05)
State. The following criteria clarify this mark on
lakes and streams:
A. Lakes: Where the ordinary high water mark
cannot be found, it shall be the line of mean high
water.
B. Streams: Where the ordinary high water
mark cannot be found, it shall be the line of mean
high water. For braided streams, the ordinary high
water mark is found on the banks forming the
outer limits of the depression within which the
braiding occurs.
OUTDOOR RETAIL SALES AREAS: Specially
designed areas for the retail sale of automobiles,
small trucks, vans or other similar type motor ve-
hicles. It does not generally include commercially
licensed motor vehicles such as buses or trucks.
OUTSIDE STORAGE: See STORAGE, OUT-
SIDE.
OWNER: See RMC 4-5-120G.
OWNER: (For purposes of the aquifer protection
regulations in RMC 4-3-050, Critical Areas Regu-
lations, and RMC 4-9-015, Aquifer Protection
Area permits, only.) May include a duly authorized
agent or attorney, a purchaser, fiduciary, and/or a
person having vested or contingent interest in the
property and/or facility in question.
(Ord. 3758, 12-5-1983; Ord. 4517, 5-8-1995; Ord.
4587, 3-18-1996; Ord. 4716, 4-13-1998; Ord.
4851, 8-7-2000; Ord. 4857, 8-21-2000; Amd. Ord.
4963, 5-13-2002; Ord. 5100, 11-1-2004; Ord.
5132, 4-4-2005)
4-11-160 DEFINITIONS P:
PARK: For purposes of the application of setback
requirements for uses regulated by the provisions
of RMC 4-3-010, a “park” is defined as a tract of
land provided by a unit of government to meet the
active and/or passive recreational needs of peo-
ple.
PARK AND RIDE, DEDICATED: A surface park-
ing lot or structured parking garage used for park-
ing of vehicles for commuters using any form of
transit or ridesharing. This definition excludes
commercial or public surface parking and com-
mercial or public structured parking garages.
PARK AND RIDE, SHARED-USE: A pre-existing
parking lot or structured parking garage created
for purposes other than commuter parking that
has specific numbers of spaces or an entire lot or
garage leased to a transit authority to allow com-
muters to park their vehicles to use any form of
transit or ridesharing. This definition excludes
dedicated park and rides, commercial or public
surface parking, and commercial or public struc-
tured parking garage.
PARK, COMMUNITY/REGIONAL: Larger than
neighborhood parks, these are designed for orga-
nized activities and sports, although individual
and family activities are also encouraged. Where
there are no neighborhood parks, the community
or regional park can serve this function. Larger
parks often include one specific use or feature
that makes the park unique. This definition in-
cludes but is not limited to community and re-
gional parks as defined by the City of Renton
Parks Plan, trails for nonmotorized travel, and ac-
cessory uses normal and incidental to parks.
PARK, NEIGHBORHOOD: A combination play-
ground and park designed primarily for nonsuper-
vised, nonorganized recreation activities. They
are generally small in size. This definition includes
but is not limited to community gardens and other
accessory uses normal and incidental to parks.
PARKING GARAGE, STRUCTURED, COM-
MERCIAL OR PUBLIC: A building or structure
which may be located above or below ground,
with stalls accessed via interior aisles, and used
for temporary storage of motor vehicles. Struc-
tured parking can be a stand-alone use or a part
of a building containing other uses. This definition
excludes dedicated park and rides, shared-use
park and rides, and commercial or public surface
parking.
PARKING MODULE: A parking area that meets
maximum physical dimensions as delineated in
the Urban Center Design Overlay regulations.
PARKING, OFF-SITE: Parking for a particular
land use on land separate from the land on which
the use occurs. The use for parking is subject to
a lease or other agreement ensuring the perpet-
ual use of the off-site land for parking.
PARKING SPACE or PARKING STALL: A park-
ing space is any off-street space intended for the
use of temporary vehicular storage for durations
of less than seventy two (72) hours with ingress
4-11-160
(Revised 6/05)11 - 30
and egress to the space easily identifiable. In-
cluded in this definition are the permanent sur-
face, striping, landscaping and other features
required by RMC 4-4-080.
PARKING, SURFACE, COMMERCIAL OR PUB-
LIC: Open lots or grounds with at-grade parking
improvements. This definition excludes dedicated
park and rides, shared-use park and rides, and
commercial and public structured parking ga-
rages.
PARKING, TANDEM: The parking of one motor
vehicle behind another, in a space two (2) car
lengths long, but only one car length wide.
PASSIVE RECREATION: See RECREATION,
PASSIVE.
PAVED: Surfaced with a hard, smooth surface,
usually consisting of concrete or asphalt under-
lain by a subgrade of crushed rock.
PAVEMENT WIDTH: Width of paved driving and
parking surface, including street gutters as mea-
sured from face of curb to face of curb, or from
edge of pavement where there are no curbs.
PEAK DISCHARGE: The maximum surface wa-
ter runoff rate (cfs) at point of discharge, deter-
mined from the design storm frequency.
PEDESTRIAN CORRIDORS: Areas designated
in the Comprehensive Plan as primary routes for
pedestrian use to connect sub-areas of the City or
regional trail systems, and to provide access to
public facilities.
PEDESTRIAN-ORIENTED DEVELOPMENT/
STREET: Development on a pedestrian-oriented
street is encouraged through master planning,
building location and design guidelines and typi-
cally meets the following criteria: 1) buildings in
scale with the street, one to two (2) stories along
residential/minor collectors and three (3) or more
stories along primary and secondary arterials, 2)
buildings located close to the street/walkway, 3)
at least one pedestrian entry oriented to the
street, and 4) clearly identified sidewalks and/or
grade separated walkways.
PEDESTRIAN-ORIENTED FACADE: Ground
floor facades featuring characteristics that make
them attractive to pedestrians, including transpar-
ent window area or window displays along the
ground floor facade, primary building entry, and
overhead weather protection along at least sev-
enty-five percent (75%) of the facade.
PEDESTRIAN-ORIENTED SPACE: A publicly
accessible space that includes elements such as
visual and pedestrian access to abutting struc-
tures, paved walking surfaces of either concrete
or unit paving, on-site or building-mounted light-
ing, and public seating areas.
PEDESTRIAN-ORIENTED STREET: See
STREET, PEDESTRIAN-ORIENTED.
PEDESTRIAN-ORIENTED USE: Businesses
typically frequented by and conveniently located
for use by pedestrians.
PERENNIAL: Waters which flow continuously.
PERFORMANCE BOND OR GUARANTEE:
That security which may be accepted in lieu of a
requirement that certain improvements be made
before the City Council approves the final plat, in-
cluding performance bonds, escrow agreements,
and other similar collateral or surety agreements.
PERMITTED USES: See USES, PERMITTED.
PERSON: Any person, individual, public or pri-
vate corporation, firm, association, joint venture,
partnership, municipality, government agency, po-
litical subdivision, public officer, owner, lessee,
tenant, other legal entity, or any other entity what-
soever or any combination of such, jointly or sev-
erally.
PETS, COMMON HOUSEHOLD: Dogs, cats,
and other similar-sized animals, as determined by
the Development Services Division Director, typi-
cally sold in pet stores.
PIER: A general term including docks and similar
structures consisting of a fixed or floating platform
extending from the shore over the water.
PIPELINE: Buried pipe systems (including all
pipe, pipe joints, fittings, valves, manholes,
sumps, and appurtenances that are in contact
with the substance being transported) utilized for
the conveyance of hazardous materials. Pipe-
lines include, but are not limited to, sanitary sew-
ers, side sewers, storm sewers, leachate
pipelines, and product pipelines.
PLANNED UNIT DEVELOPMENT: (This defini-
tion for RMC 4-3-090, Shoreline Master Program
4-11-160
11 - 31 (Revised 6/05)
Regulations, use only.) Special contractual agree-
ment between the developer and a governmental
body governing development of land.
PLANNED UNIT DEVELOPMENT (PUD): Any
development approved and developed in accor-
dance with the terms of RMC 4-9-150, including a
subdivision of such land, which development may
occur at one time or in phases.
PLANNING COMMISSION: That body as defined
in chapters 35.63, 35A.63, or 36.70 RCW as des-
ignated by the legislative body to perform a plan-
ning function or that body assigned such duties
and responsibilities under a city or county charter.
PLANT ASSOCIATIONS OF INFREQUENT OC-
CURRENCE: One or more plant species in a
landform type that, because of the rarity of the
habitat or the species involved, or both, or for
other botanical or environmental reasons, do not
often occur in King County.
PLAT: A map or representation of a subdivision,
showing thereon the division of a parcel of land
into lots, blocks, streets, and alleys or other divi-
sion and dedications.
PLAT, FINAL: The final drawing of a subdivision
and dedication prepared for filing for record with
the County Auditor and containing all elements
and requirements set forth in this Title and chap-
ter 58.17 RCW.
PLAT, PRELIMINARY: A drawing of a proposed
subdivision of land into ten (10) or more individual
lots showing the general layout of streets and al-
leys, lots, blocks, and other elements of a subdi-
vision consistent with the requirements of the City
subdivision regulations and chapter 58.17 RCW.
The preliminary plat shall be the basis for the ap-
proval or disapproval of the general layout of a
subdivision.
PLAT, SHORT: The division or redivision of land
into nine (9) or fewer lots, tracts, parcels, sites, or
divisions for the purpose of sale, lease or transfer
of ownership.
POTABLE WATER: See RMC 4-6-100.
POTENTIAL ANNEXATION AREAS: Areas
within the Urban Growth Area that have been des-
ignated for annexation to the City within the twenty
(20) year planning horizon by agreement with
King County as required by the Countywide Plan-
ning Policies and the Growth Management Act.
PREAPPLICATION MEETING: A conference
held with a project applicant and City representa-
tive(s) in advance of the proposed land use
project application. During the conference, the
City representative(s) inform the applicant of ap-
plicable policies, plans, and requirements as they
apply to the proposed development project.
PRELIMINARY APPROVAL: The official favor-
able action taken on the preliminary plat of a pro-
posed subdivision, metes and bounds descrip-
tion, or dedication, by the City Council following a
duly advertised public hearing.
PRELIMINARY PLAT: See PLAT, PRELIMINARY.
PRESCHOOL: Nursery schools or kindergartens
which are engaged primarily in educational work
with children and in which no child is enrolled on
a regular basis for more than four (4) hours per
day.
PRESSURE VACUUM BREAKER: See RMC
4-6-100.
PRIMARY CONTAINMENT: See RMC 4-5-120G.
PRIORITY HABITAT AND SPECIES: Habitats
and species of importance and concern as identi-
fied by the Washington State Department of Wild-
life Priority Habitat and Species Program. “Priority
habitats” are habitat types with unique or signifi-
cant value to many species. An area classified
and mapped as priority habitat must have one or
more of the following attributes:
1. Comparatively high fish and wildlife den-
sity.
2. Comparatively high fish and wildlife spe-
cies diversity.
3. Important fish and wildlife breeding habi-
tat.
4. Important fish and wildlife seasonal
ranges.
5. Important fish and wildlife movement cor-
ridors.
6. Limited availability.
4-11-170
(Revised 6/05)11 - 32
7. High vulnerability to habitat alteration.
8. Unique or dependent species.
“Priority species” are fish and wildlife species re-
quiring protective measures and/or management
guidelines to ensure their perpetuation.
PRIVATE HYDRANT: A fire hydrant situated and
maintained to provide water for firefighting pur-
poses with restrictions as to use. The location
may be such that it is not readily accessible for
immediate use by the fire authority for other than
certain private property.
PRODUCT TIGHT: See RMC 4-5-120G.
PROJECTION: The distance by which a sign ex-
tends over public property or beyond the building
line.
PROPERTY OWNERS' ASSOCIATION: See
HOMEOWNERS’ ASSOCIATION.
PROPONENT: See APPLICANT.
PUBLIC ACCESS: A means of physical ap-
proach to and along the shoreline available to the
general public. This may also include visual ap-
proach.
PUBLIC FACILITIES: Streets, roads, highways,
sidewalks, street lighting systems, traffic signals,
domestic water systems, storm and sanitary
sewer systems, park and recreation facilities,
schools, public buildings.
PUBLIC USE SUFFIX: A mapping overlay desig-
nation used to identify publicly owned, operated,
or leased land and facilities and the uses con-
tained therein.
(Ord. 3719, 4-11-1983; Ord. 3758, 12-5-1983;
Ord. 4007, 7-14-1986; Ord. 4039, 1-19-1987;
Ord. 4346, 3-9-1992; Ord. 4351, 5-4-1992; Ord.
4367, 9-14-1992; Ord. 4517, 5-8-1995; Ord.
4521, 6-5-1995; Ord. 4522, 6-5-1995; Ord. 4577,
1-22-1996; Ord. 4827, 1-24-2000; Ord. 4835,
3-27-2000; Ord. 4840, 5-8-2000; Ord. 4851,
8-7-2000; Amd. Ord. 4963, 5-13-2002; Ord. 5028,
11-24-2003; Ord. 5080, 6-14-2004; Ord. 5124,
2-7-2005; Ord. 5137, 4-25-2005)
4-11-170 DEFINITIONS Q:
QUALIFIED PROFESSIONAL: A person with ex-
perience and training in the pertinent scientific
discipline, and who is a qualified scientific expert
with expertise appropriate for the relevant subject
in accordance with WAC 365-195-905(4). A qual-
ified professional must have obtained a B.S. or
B.A. or equivalent degree in biology, and profes-
sional experience related to the subject habitat or
species.
(Ord. 5137, 4-25-2005)
4-11-180 DEFINITIONS R:
RAILROAD YARDS: An area for the switching,
storing, assembling, distributing, consolidating,
moving, repairing, weighing or transferring of
cars, trains, engines, locomotives, and rolling
stock.
REAR YARD: See YARD REQUIREMENT.
REASONABLE USE: A legal concept that has
been articulated by federal and state courts in
regulatory takings issues.
RECEIVING BODIES OF WATER: Creeks,
streams, rivers, lakes, storm sewers, wetlands
and other bodies of water into which surface wa-
ters are directed, either naturally or in manmade
ditches or open and closed systems.
RECOGNIZED HIGHER RISK: The handling,
processing or storage of flammable, explosive,
blasting or toxic agents and their related pro-
cesses and/or activities which are generally con-
sidered as high hazard occupancy by agencies
and/or publications, which include but are not lim-
ited to the Washington Surveying and Rating Bu-
reau, the American Insurance Association as per
its Fire Prevention Code and National Building
Code, as the same may be amended from time to
time as posing a higher risk on its neighbors and/
or adjacent or nearby properties natural or man-
made waterways, or which may tend to endanger
environmental qualities before special actions are
taken to mitigate adverse characteristics.
RECREATION: The refreshment of body and
mind through forms of play, amusement or relax-
ation. The recreational experience may be active,
such as boating, fishing, and swimming, or may
be passive such as enjoying the natural beauty of
the shoreline or its wildlife.
4-11-180
11 - 33 (Revised 6/05)
RECREATION, ACTIVE: Leisure-time activities
sometimes requiring equipment and taking place
at prescribed places, sites, or fields. Active recre-
ation includes such activities as swimming, boat-
ing, tennis, fishing, soccer, etc.
RECREATION, PASSIVE: Activities that involve
relatively inactive or less energetic activities, such
as walking, sitting, reading, picnicking, and card,
board, or table games.
RECREATIONAL FACILITIES, INDOOR: A
place designed and equipped for the conduct of
sports and leisure-time activities within an en-
closed space. Examples include gymnasiums,
amusement arcades, health and fitness clubs, in-
door tennis and racquetball courts, bowling al-
leys, and indoor swimming pools. This definition
excludes indoor sports arenas, auditoriums, and
exhibition halls.
RECREATIONAL FACILITIES, OUTDOOR: A
place designed and equipped for the conduct of
sports and leisure-time activities with little or no
enclosed space. Examples include: private (com-
mercial or private club) outdoor tennis courts, pri-
vate outdoor swimming pools, batting cages,
amusement parks, miniature golf courses, golf
driving ranges, and playgrounds. This definition
excludes marinas, parks, golf courses and out-
door sports arenas.
RECREATIONAL VEHICLE: A vehicle that is:
1. Built on a single chassis; and
2. Four hundred (400) square feet or less
when measured at the largest horizontal pro-
jection; and
3. Designed to be self-propelled or perma-
nently towable by a light duty truck; and
4. Designed primarily not for use as a per-
manent dwelling but as temporary quarters
for recreational, camping, travel, or seasonal
use.
This definition includes, but is not limited to, motor
homes and travel trailers.
RECYCLABLES: Newspaper, uncoated mixed
paper, aluminum, glass and metal food and bev-
erage containers, polyethylene terepthalate (PET
#1) plastic bottles, high density polyethylene
(HDPE #2) plastic bottles, and such other materi-
als that the City and contractor determine to be
recyclable.
RECYCLABLES DEPOSIT AREA: In multi-fam-
ily residences, commercial, industrial and other
nonresidential development, the area(s) where
recyclables will be stored.
RECYCLING COLLECTION AND PROCESS-
ING CENTER: A facility where collected recycla-
ble items are brought for sorting, compaction,
transfer, and/or processing including changing
the form of materials.
RECYCLING COLLECTION STATION: A con-
tainer or containers for the collection of second-
hand goods and recyclable materials.
REFUSE: A term synonymous with municipal
solid waste (MSW) including all accumulations of
waste matters discarded as of no further value to
the owner, such as kitchen and table waste, wrap-
pings and small discarded containers, and small
dead animals weighing not over fifteen (15)
pounds, but shall exclude all manure, sewage,
large dead animals, petroleum products, clean-
ings from public and private catch basins,
washracks or sumps, bulk waste, recyclables,
yard waste and special or hazardous wastes.
REGULATED ACTIVITY: (For chapter 4-3 RMC,
Critical Area Regulation Use only.) All existing
and proposed activities located within a regulated
critical area or critical area buffer.
REGULATED SUBSTANCES: See RMC
4-5-120G.
RELIGIOUS INSTITUTIONS: Churches, syna-
gogues, temples and other places where gather-
ing for worship is the principle purpose of the use.
Typical accessory uses associated with this use
include licensed day care facilities, playground,
community meeting facilities, and private schools,
rectory or convent, and offices for administration
of the institution.
REMOVAL OF VEGETATION: The actual re-
moval or causing the effective removal through
damaging, poisoning, root destruction or other di-
rect or indirect actions resulting in the death of a
tree or other vegetation.
RENTAL UNIT: Any dwelling unit which is occu-
pied pursuant to a lawful rental agreement, oral or
written, express or implied, which was not owned
4-11-190
(Revised 6/05)11 - 34
as a condominium unit or cooperative unit on the
effective date of RMC 4-9-040, Condominium
Conversion Regulations. A dwelling unit in a con-
verted building for which there has been no ac-
ceptance of an offer of sale as of October 15,
1979, shall be considered a rental unit.
REPAIR or MAINTENANCE: An activity that re-
stores the character, scope, size, or design of a
serviceable area, structure, or land use to its pre-
viously existing, authorized and undamaged con-
dition. Activities that change the character, size,
or scope of a project beyond the original design
are not included in this definition.
RESTRICTIVE COVENANT: A restriction on the
use of land set forth in a formal binding agree-
ment running with the land and binding upon sub-
sequent owners of the property.
RETAIL, BIG-BOX: An indoor retail or wholesale
user who occupies no less than seventy five thou-
sand (75,000) square feet of gross floor area, that
typically requires high parking to building area ra-
tios. Big-box retail buildings are typically single-
story structures, with a mass that stands more
than thirty (30) feet tall. Big-box retail/wholesale
sales can include, but are not limited to, member-
ship warehouse clubs that emphasize bulk sales,
discount stores, and outlet stores. This definition
excludes vehicle sales, outdoor retail sales, and
adult retail uses.
RETAIL SALES: Establishments within a perma-
nent structure engaged in selling goods or mer-
chandise to the general public for personal or
household consumption and rendering services
incidental to the sale of such goods. This defini-
tion includes multi-story retail use buildings
greater than seventy five thousand (75,000)
square feet that have a minimum of two (2) stories
dedicated to retail sales. This definition also in-
cludes department stores, retail shops, grocery
stores and large format retailers developing using
a multi-story format. This definition excludes adult
retail uses, vehicle sales, one-story big-box retail,
outdoor retail sales, eating and drinking establish-
ments, and taverns.
RETAIL SALES, OUTDOOR: The display and
sale of products and services primarily outside of
a building or structure, including but not limited to
garden supplies, tires and motor oil, produce
sales, farmers’ markets, manufactured homes,
burial monuments, building and landscape mate-
rials, and lumber yards. This definition excludes
adult retail uses, or vehicle sales.
RETIREMENT RESIDENCE: A building or group
of buildings which provide residential facilities, in-
cluding a common kitchen and dining room but
without full kitchen facilities (sink, oven or range,
and refrigerator) in each unit, for residents sixty
two (62) or more years in age, except for spouses
for whom there is no minimum age requirement.
This definition excludes multi-family (attached)
dwelling units, boarding and lodging houses, con-
valescent facilities, adult family homes, and group
homes I and II.
RIPARIAN AREA: The upland area immediately
adjacent to and paralleling a body of water and is
usually composed of trees, shrubs and other
plants. Riparian functions include bank and chan-
nel stability, sustained water supply, flood stor-
age, recruitment of woody debris, leaf litter,
nutrients, sediment and pollutant filtering, shade,
shelter, and other functions that are important to
both fish and wildlife.
ROADWAY: That portion of a street intended for
the accommodation of vehicular traffic, generally
within curb lines.
ROOFS, PITCHED: A shed, gabled or hipped
roof having a slope or pitch of at least one foot (1′)
rise for each four feet (4′) of horizontal distance in
the direction of the slope or pitch of the roof.
ROUTINE VEGETATION MANAGEMENT: Tree
and other vegetation management undertaken as
part of a regularly scheduled program of mainte-
nance and repair of property.
(Ord. 3366, 10-15-1979; Ord. 3758, 12-5-1983;
Ord. 4346, 3-9-1992; Ord. 4351, 5-4-1992; Ord.
4367, 9-14-1992; Ord. 4426, 11-8-1993; Ord.
4521, 6-5-1995; Ord. 4522, 6-5-1995; Ord. 4835,
3-27-2000; Ord. 4851, 8-7-2000; Amd. Ord. 4963,
5-13-2002; Ord. 5028, 11-24-2003; Ord. 5124,
2-7-2005; Ord. 5137, 4-25-2005)
4-11-190 DEFINITIONS S:
SALES/MARKETING TRAILERS, ON-SITE:
Trailers used for temporary on-site sales and mar-
keting of developments and/or construction sites.
SALMONID MIGRATION BARRIER: An in-
stream blockage that consists of a natural drop
4-11-190
11 - 35 (Revised 6/05)
(no human influence) with an uninterrupted slope
greater than one hundred percent (100%) (forty
five (45) degree angle) and a height in excess of
eleven (11) vertical feet within anadromous
salmon-bearing waters or a height in excess of
three (3) vertical feet within resident trout-only
bearing waters. Human-made barriers to salmo-
nid migration (e.g., culverts, weirs, etc.) shall be
considered barriers to salmonid migration by this
definition, only if they were lawfully installed; per-
manent; present a complete barrier to salmonid
passage based on hydraulic drop, water velocity,
water depth, or any other feature which would
prevent all salmonids from passing upstream;
and in the opinion of the City Reviewing Official
cannot be modified to provide salmonid passage
without resulting in significant impacts to other en-
vironmental resources, major transportation and
utility systems, or to the public, and would have
significant expense. For the purposes of this def-
inition, “significant expense” means a cost equal
to or greater than fifty percent (50%) of the com-
bined value of the proposed site buildings, struc-
tures, and/or site improvements, and existing
buildings, structures, and/or site improvements to
be retained.
SCHOOLS/STUDIOS, ARTS AND CRAFTS:
Schools and studios for education in various arts
and crafts including but not limited to photogra-
phy, dance, music, and language skills.
SCOUR: The erosive action of running water in
streams, which excavates and carries away ma-
terial from the bed and banks. Scour may occur in
both earth and solid rock material.
SECONDARY CONTAINMENT: See RMC
4-5-120G.
SECURE COMMUNITY TRANSITION FACILITY
(SCTF): A residential facility for persons civilly
committed and conditionally released to a less re-
strictive alternative under chapter 71.09 RCW. A
secure community transition facility has supervi-
sion and security, and either provides or ensures
the provision of sex offender treatment services.
Secure community transition facilities include but
are not limited to the facilities established pursu-
ant to RCW 71.09.250 and any community-based
facilities established under chapter 71.09 RCW
and operated by or under contract with the Wash-
ington State Department of Social and Health
Services. (Ord. 4982, 9-23-2002)
SEGREGATION: Division of land into lots or
tracts each of which is one-one hundred twenty
eighth (1/128) of a section of land or larger, or five
(5) acres or larger if the land is not capable of de-
scription as a fraction of a section of land.
SENSITIVE AREAS: See CRITICAL AREAS.
SEPA: The State Environmental Policy Act of
1971 (chapter 43.21C RCW).
SERVICE AND SOCIAL ORGANIZATIONS: An
incorporated or unincorporated nongovernmental
or private association of persons organized for so-
cial, education, literary or charitable purposes.
This definition also includes community meeting
halls, philanthropic institutions, private clubs, fra-
ternal or nonprofit organizations, and social ser-
vice organizations. This definition excludes reli-
gious institutions and offices, and government
facilities.
SERVICEABLE: Presently usable.
SERVICES, OFF-SITE: Establishments primarily
engaged in providing individual or professional
services at the customer’s home or place of busi-
ness. Examples of off-site services include, but
are not limited to, temporary employment ser-
vices, janitorial services, and professional house
cleaner services. This definition excludes service
and social organizations and on-site services.
SERVICES, ON-SITE: Establishments primarily
engaged in providing individual or professional
services within the place of business, such as
beauty and barber shops, retail laundry and dry-
cleaning including coin-operated, garment alter-
ations and repair, photo studios, shoe repair, pet
grooming, photography and photo reproduction,
real estate offices, personal accountants, enter-
tainment media rental or other indoor rental ser-
vices, and repair of personal or household items,
except for vehicle repair. This definition excludes
adult retail uses, service and social organizations,
and off-site services.
SETBACK: The minimum required distance be-
tween the building footprint and the property line
and any private access easement. For lots con-
taining private access easements, setbacks are
the minimum required distance between the
building footprint and the easement. A setback is
measured perpendicularly from a lot line or pri-
vate easement access to the outer wall of the
structure. In the case where a structure does not
4-11-190
(Revised 6/05)11 - 36
have an outer wall, such as a carport, the mea-
surement shall be to the posts of such structure,
unless otherwise determined by the Development
Services Division.
SETBACK: (For purposes of the Shoreline Mas-
ter Program.) A required open space specified in
the Shoreline Master Program, measured hori-
zontally upland from and perpendicular to the or-
dinary high water mark.
SETBACK LINE, LEGAL: The line established by
ordinance beyond which no building may be built.
SEWAGE: See RMC 4-6-100.
SEWAGE DISPOSAL AND TREATMENT
PLANTS: A facility designed for the collection, re-
moval, treatment, and disposal of waterborne
sewage. This definition excludes disposal facili-
ties.
SEWAGE TREATMENT PLANT: See RMC
4-6-100.
SEWAGE WORKS: See RMC 4-6-100.
SEWER: See RMC 4-6-100.
SEWER, BUILDING: See RMC 4-6-100.
SEWER, PUBLIC: See RMC 4-6-100.
SEWER, SANITARY: See RMC 4-6-100.
SHARED PARKING: Use of a parking area for
more than one use.
SHOPPING CENTER: A group of buildings,
structures and/or uncovered commercial areas,
or a single building containing four (4) or more in-
dividual commercial establishments, planned, de-
veloped and managed as a unit related in location
and type of shops to the trade areas that the unit
serves.
SHORELAND or SHORELAND AREAS: Those
lands extending landward for two hundred feet
(200′) in all directions, as measured on a horizon-
tal plane from ordinary high water mark; flood-
ways and contiguous floodplain areas landward
two hundred feet (200′) from such floodways; and
all marshes, bogs, swamps, and river deltas, as-
sociated with streams, lakes and tidal waters
which are subject to the provisions of the State
Shorelines Management Act. For purposes of de-
termining jurisdictional area, the boundary will be
either two hundred feet (200′) from the ordinary
high water mark, or two hundred feet (200′) from
the floodway, whichever is greater.
SHORELINES: All of the water areas of the State
regulated by the City of Renton, including reser-
voirs, and their associated shorelands, together
with the lands underlying them, except:
1. Shorelines of statewide significance.
2. Shorelines on segments of streams up-
stream of a point where the mean annual flow
is twenty (20) cubic feet per second or less
and the wetlands associated with such up-
stream segments.
3. Shorelines on lakes less than twenty (20)
acres in size and wetlands associated with
such small lakes.
SHORELINES OF STATEWIDE SIGNIFI-
CANCE: Those shorelines described in RCW
90.58.030(2)(e).
SHORELINES OF THE STATE: The total of all
“shorelines” and “shorelines of statewide signifi-
cance” regulated by the City of Renton.
SHORT PLAT: The map or representation of a
short subdivision. See PLAT, SHORT.
SHORT SUBDIVISION: See PLAT, SHORT.
SIDE SEWER: See RMC 4-6-100.
SIDE SEWER STUB: See RMC 4-6-100.
SIDE YARD: See YARD REQUIREMENT.
SIDEWALK: A concrete walkway separated from
the roadway by a curb, planting strip or roadway
shoulder.
SIGHT TRIANGLE: See CLEAR VISION AREA.
4-11-190
11 - 37 (Revised 6/05)
SIGN: Any medium, including merchandise, its structure and component parts, that is used or intended to
be used to attract attention to the subject matter for advertising purposes. Signs do not include sculptures,
wall paintings, murals, collages, and other design features determined to be public art by the City.
SIGN, A-FRAME: See SIGN, PORTABLE.
SIGN, ANIMATED: A sign with action or motion,
flashing or color changes requiring electrical en-
ergy, electronic or manufactured source of supply,
but not including revolving signs or wind actuated
elements such as flags or banners.
SIGN AREA: A measurement of the total area of
a sign visible from any one viewpoint or direction,
excluding the sign support structure, architectural
embellishments, or, framework that contains no
written copy, or does not form part of the sign
proper or of the display. Freestanding letters or
characters, where no background is specially pro-
vided, shall be measured by determining the
smallest rectangle or polygon that encloses the
extreme limits of the shapes to be used.
SIGN, COMBINATION: Any sign incorporating
any combination of the features of pole, project-
ing and roof signs.
SIGN, ELECTRIC: Any sign containing or utiliz-
ing electrical wiring, but not including signs illumi-
nated by an exterior light source.
SIGN, ELECTRONIC MESSAGE BOARD: Signs
whose alphabetic, pictographic, or symbolic infor-
mational content can be changed or altered on a
fixed display screen composed of electrically illu-
minated segments.
SIGN, FREESTANDING: A sign wholly sup-
ported by a sign structure in the ground.
SIGN, GROUND: A type of freestanding sign,
other than a freestanding pole sign, in which the
sign is in contact with or close to the ground, has
a solid base anchor, and is independent of any
other structure.
SIGN HEIGHT: Measured as the distance from
grade, unless otherwise designated, to the top of
the sign or sign structure.
SIGN, ON-PREMISES: A sign which displays
only advertising copy strictly incidental to the law-
ful use of the premises on which it is located, in-
cluding signs or sign devices indicating the
business transacted at, services rendered, goods
sold or produced on the immediate premises,
name of the business, person, firm or corporation
occupying the premises.
SIGN, POLITICAL: Signs advertising a candidate
or candidates for public, elective office or a politi-
cal party, or signs urging a particular vote or ac-
tion on a public issue decided by ballot whether
partisan or nonpartisan.
SIGN, PORTABLE: A sign not permanently af-
fixed which is designed for or capable of move-
ment, except for those signs explicitly designed
for people to carry on their persons or which are
permanently affixed to motor vehicles.
A. Sign, A-Frame: A nonilluminated type of por-
table sign comprised of hinged panels configured
in the shape of the alphabetic letter “A.” These
signs contact the ground but not are not anchored
to the ground and are independent of any other
structure.
SIGN, PROJECTING: A sign other than a wall
sign which projects from and is supported by a
4-11-190
(Revised 6/05)11 - 38
wall or a building or structure, and does not ex-
tend above any adjacent parapet or roof of the
supporting building.
SIGN, REAL ESTATE: A sign advertising and/or
directing individuals to the sale, rent or lease of
property.
A. Commercial Real Estate Banner Sign: A
sign of any shape made of lightweight fabric or
similar material that is mounted to a building by
any means, and indicating that the property is for
sale, rent, or lease. National flags, state or munic-
ipal flags, holiday flags, or the official flag of any
institution or business shall not be considered
banners.
B. Decorative Real Estate Flag: A portion of
lightweight fabric or similar material, supported by
a vertical or horizontal staff, intended to flutter in
the wind, and is used to attract attention to any
type of residential development for sale, rent, or
lease. National flags, state or municipal flags, hol-
iday flags, or the official flag of any institution or
business shall not be considered banners.
C. Freestanding Real Estate Signs: Any type
of nonilluminated freestanding sign, indicating
that the property on which it is located, is for sale,
rent, or lease. This sign type includes yardarm or
ground signs.
D. Open House Sign: A nonilluminated type of
portable sign comprised of hinged panels config-
ured in the shape of the alphabetic letter “A,” no
larger than thirty two inches wide by thirty six
inches high (32′′ by 36′′) per each sign face. The
sign text for an open house sign contains the
phrase: “open” or “for sale” or “for rent” or “for
lease.”
E. Real Estate Directional Sign: Any nonillu-
minated type of freestanding sign that provides
direction to property(ies) for sale, rent, or lease.
Within the City Center Sign Regulation Bound-
aries (as shown in RMC 4-4-100H3), real estate
directional signs may also include portable signs
comprised of hinged panels configured in the
shape of the alphabetic letter “A.”
SIGN, ROOF: A sign erected upon or above a
roof or parapet of a building or structure.
SIGN STRUCTURE: Any structure which sup-
ports or is capable of supporting any sign as de-
fined in this Title. A sign structure may be a single
pole and may not be an integral part of the build-
ing.
SIGN, TEMPORARY: Any sign, banner, or adver-
tising display constructed of cloth, canvas, light
fabric, cardboard, wallboard or other light materi-
als, with or without frames, or advertising device
intended to be displayed only for a limited period
of time including the following types of signs:
A. Advertising Device: Balloons, flags, inflat-
able statuary and figures, light strings, pennants/
streamers, portable readerboards, searchlights,
wind-animated devices, and similar devices of a
carnival nature.
B. Balloon: A spherical, flexible, nonporous
bag inflated with air or gas lighter than air, such as
helium, and intended to float in the air.
C. Banner: Any sign of lightweight fabric or sim-
ilar material that is mounted to a pole and/or build-
ing by any means. National flags, state or
municipal flags, holiday flags, or the official flag of
any institution or business shall not be considered
banners. A banner is not defined by shape and
may be square, rectangular, round, triangular/
pennant shaped, etc.
1. Banner, Pole Hung: A banner attached
at its top and bottom to a pole or light stan-
dard by extensions from the pole.
2. Banner, Pole/Wall Strung: A banner at-
tached at its top and bottom corners strung
between buildings, poles, and/or light stan-
dards.
3. Banner, Wall Hung: A banner attached
to a building and where the banner lies flat
against the building surface at all times.
D. Devices of a Carnival Nature: All temporary
signs, advertising devices, lights, and other
means of attracting attention, which are com-
monly associated with carnival settings, and
which are not otherwise specifically identified in
the Renton Municipal Code. Fabric or plastic
bunting shall be considered one type of carnival
device.
E. Flag: A piece of cloth or plastic, supported by
a vertical or horizontal staff, which is intended to
flutter in the wind.
4-11-190
11 - 39 (Revised 6/05)
F. Inflatable Statuary: An advertising device
that is inflated and the likeness of an animate or
inanimate object or cartoon figure is used to at-
tract attention, advertise, promote, market, or dis-
play goods and/or services.
G. Manual Message Board: Any sign that is
designed so that characters, letters, or illustra-
tions can be changed or rearranged by hand with-
out altering the face or the surface of the sign.
H. Pennant/Streamer: An individual object
and/or series of small objects made of lightweight
plastic, fabric, or other material, which may or
may not contain text, which is suspended from
and/or twined around a rope, wire, or string.
I. Readerboards, Portable: A sign which is
self-supporting but not permanently attached to
the ground or building and can be moved from
one location to another and is typically internally
illuminated. Portable readerboards are also
known as “trailer signs.”
J. Sign, Rigid Portable: A sign which is not
permanently affixed and designed for or capable
of movement. Those signs explicitly designed for
people to carry on their persons or which are per-
manently affixed to motor vehicles are considered
to be rigid portable signs. A rigid portable sign is
not considered to be a portable readerboard or
“trailer sign.”
K. Sign, Window: Any sign, temporary or per-
manent, designed to communicate information
about an activity, business, commodity, event,
sale, or service, that is placed inside a window. In-
terior display of merchandise for sale, including
accessory mannequins and other props, shall not
be considered window signs.
L. Wind-Animated Object: Any device, e.g.,
windsocks, pinwheels, whirligigs, etc., whose pri-
mary movements are caused by the wind or at-
mospheric conditions, attached by a tether. A
balloon or inflatable statuary, with or without
moveable parts, is not considered a wind-ani-
mated object.
SIGN, TRADITIONAL MARQUEE: A sign typi-
cally associated with movie theaters, performing
arts theaters, and theatrical playhouses. The sign
is attached flat against and parallel to the surface
of a marquee structure. In addition, a changeable
copy area is included where characters, letters, or
illustrations can be changed or rearranged with-
out altering the face or the surface of the sign.
SIGN, UNDER MARQUEE: A lighted or unlighted
display attached to the underside of a marquee
protruding over public or private sidewalks. Under
marquee signs may also be called “under awning”
or “under canopy” signs.
SIGN, WALL: Any sign painted, attached or
erected against the wall of a building or structure,
with the exposed face of the sign in a plane paral-
lel to the plane of said wall. In order to be consid-
ered a wall sign, a sign may not extend above any
adjacent parapet or the roof of the supporting
building.
SIGNIFICANT #2 RATING: A rating assigned to
wetlands in King County that are greater than one
acre in size; equal to or less than one acre in size
and having a forested vegetation class; or the
presence of heron rookeries or raptor nesting
trees.
SINGLE-WALLED: See RMC 4-5-120G.
SITE PLAN: A detailed plan drawing, prepared to
scale, showing accurate boundaries of a site and
the location of all buildings, structures, uses, and
principal site development features proposed for
a specific parcel of land.
SLOPE: An inclined ground surface the inclina-
tion of which is expressed as a ratio of horizontal
distance to vertical distance, which may be regu-
lated or unregulated.
SLOPE, STEEP: A hillside, or portion thereof,
which falls into one of two (2) classes of slope,
sensitive or protected.
A. Slope, Protected: A hillside, or portion
thereof, with an average slope, as identified in the
City of Renton Steep Slope Atlas or in a method
approved by the City, of forty percent (40%) or
greater grade and having a minimum vertical rise
of fifteen feet (15′).
B. Slope, Sensitive: A hillside, or portion
thereof, characterized by: (1) an average slope,
as identified in the City of Renton Steep Slope At-
las or in a method approved by the City, of twenty
five percent (25%) to less than forty percent
(40%); or (2) an average slope, as identified in the
City of Renton Steep Slope Atlas or in a method
approved by the City, of forty percent (40%) or
4-11-190
(Revised 6/05)11 - 40
greater with a vertical rise of less than fifteen feet
(15′), abutting an average slope, as identified in
the City of Renton Steep Slope Atlas or in a
method approved by the City, of twenty five per-
cent (25%) to forty percent (40%). This definition
excludes engineered retaining walls.
SMP: City of Renton’s Shoreline Master Program.
SOIL ENGINEER: A licensed civil engineer expe-
rienced and knowledgeable in the practice of soil
engineering.
SOIL ENGINEERING: The application of the
principles of soil mechanics in the investigation,
evaluation and design of civil works involving the
use of earth or other materials and the inspection
and testing of the construction thereof.
SOIL ENGINEERING REPORT: A report includ-
ing data regarding the nature, distribution, and
strength of existing soils, conclusions and recom-
mendations for grading procedures and design
criteria for corrective measures when necessary,
and options and recommendations covering ade-
quacy of sites to be developed by the proposed
grading.
SOLAR ACCESS: Sunlight exposure on land
without impairment by other development.
SOLID WASTE: Shall be defined as per Minimal
Functional Standards for Solid Waste Handling,
WAC 173-304-100(73).
SPECIFIED ANATOMICAL AREAS:
1. Less than completely and opaquely cov-
ered human genitals, anus, pubic region, but-
tock, or female breast below a point immedi-
ately above the top of the areola; or
2. Human male genitals in a discernibly tur-
gid state, even if completely and opaquely
covered.
SPECIFIED SEXUAL ACTIVITIES:
1. Human genitals in a state of sexual stim-
ulation or arousal;
2. Acts of human masturbation, sexual in-
tercourse, sodomy, oral copulation, or bestial-
ity;
3. Fondling or other erotic touching of hu-
man genitals, pubic region, buttocks, or fe-
male breasts, whether clothed or unclothed,
of oneself or of one person by another; or
4. Excretory functions as part of or in con-
nection with any of the activities set forth in
this definition.
SPORTS ARENAS, AUDITORIUMS, AND EXHI-
BITION HALLS, INDOOR: A large enclosed facil-
ity used for professional, semi-professional
spectator sports, arena concerts, expositions,
and other large-scale public gatherings. This def-
inition includes stadiums, concert halls, auditori-
ums, exhibition halls, and accessory eating and
drinking establishments. This definition excludes
sports arenas or stadiums associated with
schools, cultural facilities, movie theaters, and
entertainment clubs.
SPORTS ARENAS, OUTDOOR: A large outdoor
facility used for professional, semi-professional
spectator sports, arena concerts, and other large-
scale public gatherings. This definition includes
but is not limited to stadiums, concert arenas, and
accessory eating and drinking establishments.
This definition excludes sports arenas or stadi-
ums associated with schools, cultural facilities,
movie theaters, and entertainment clubs.
STABLES, COMMERCIAL: A land use on which
equines are kept for sale or hire to the public.
Breeding, boarding, or training of equines may
also be conducted.
STACKING SPACE: The space specifically des-
ignated as a waiting area for vehicles whose oc-
cupants will be patronizing a drive-through
business. Such space is considered to be located
directly alongside a drive-in window, facility or en-
trance used by patrons and in lanes leading up to
the business establishment.
START OF CONSTRUCTION: Includes substan-
tial improvement and means the date the building
permit was issued; provided, the actual start of
construction, repair, reconstruction, placement or
other improvement was within one hundred
eighty (180) days of the permit date. The actual
start means either the first placement of perma-
nent construction of a structure on a site, such as
the pouring of slab or footings, the installation of
piles, the construction of columns, or any work
beyond the stage of excavation; or the placement
of a manufactured home on a foundation. Perma-
4-11-190
11 - 41 (Revised 6/05)
nent construction does not include land prepara-
tion, such as clearing, grading and filling; nor
does it include the installation of streets and/or
walkways; nor does it include excavation for a
basement, footings, piers, or foundation or the
erection of temporary forms; nor does it include
the installation on the property as accessory
buildings, such as garages or sheds not occupied
as dwelling units or not part of the main structure.
For a substantial improvement, the actual start of
construction means the first alteration of any wall,
ceiling, floor, or other structural part of a building,
whether or not that alteration affects the external
dimensions of the building.
STORAGE, BULK:
1. The holding or stockpiling on land of ma-
terial and/or products where such storage
constitutes forty percent (40%) of the devel-
oped site area and the storage area is at least
one acre, and where at least three (3) of the
following criteria are met by the storage activ-
ity:
a. In a bulk form or in bulk containers;
b. Under protective cover to the essen-
tial exclusion of other uses of the same
space due to special fixtures or exposed
to the elements;
c. In sufficient numbers, quantities or
spatial allocation of the site to determine
and rank such uses as the principal use
of the site;
d. The major function is the collection
and/or distribution of the material and/or
products rather than processing; and
e. The presence of fixed bulk contain-
ers or visible stockpiles for a substantial
period of a year.
2. Bulk storage facilities include, but are not
limited to:
a. Automobile holding and transfer de-
pots;
b. Brick or tile storage and manufactur-
ing;
c. Concrete block and products storage
and manufacturing;
d. Contractor equipment yards;
e. Equipment or machinery of the sta-
tionary type not in use, not mounted on
necessary foundations or connected as
required when during use, not designated
and used as portable, and not stored in a
warehouse. This includes operable motor
vehicles or wheeled equipment used only
periodically where storage durations ex-
ceed those provided for parking lots as
defined in RMC 4-4-080, Parking, Load-
ing and Driveway Regulations;
f. Foundries;
g. Fuel yards, wholesale;
h. Grain or feed sites, elevators, or the
open storage of grain and feed;
i. Log, random cut and chipped wood
by-products storage;
j. Lumber mills and wholesalers;
k. Sand and gravel yards including siz-
ing, transfer and loading equipment when
present;
l. Scrap or junk yards and wrecking
yards;
m. Solid waste holding and disposal ar-
eas;
n. Tank farms including distribution and
loading systems.
3. Bulk storage facilities exclude:
a. Land banks, greenbelts, watersheds
or public water reservoirs;
b. Parking lots or structures for private
licensed automobiles;
c. Ship yards;
d. Warehouses alone or in conjunction
with manufacturing on the site and when
not including any of the uses listed above
in subsection (2)(a) through (2)(n) of this
definition;
4-11-190
(Revised 6/05)11 - 42
e. Facilities for storage of petroleum or
any of its by-products, for use incidental to
the primary use of the property (e.g.,
heating, boiler or vehicular fuel or lubri-
cants);
f. Retail service stations;
g. Retail sales lots for new or used au-
tomobiles.
STORAGE, HAZARDOUS MATERIAL, ON-
SITE OR OFF-SITE, INCLUDING TREATMENT:
A facility engaged in storage of materials, pro-
duced on-site or brought from another site, that
are inflammable, explosive, or that present haz-
ards to the public health, safety, and welfare in-
cluding all substances and materials as defined
under hazardous materials, hazardous sub-
stances, and hazardous waste.
STORAGE, INDOOR: A use engaged in the stor-
age of goods and/or materials characterized by
infrequent pick-up and delivery, and located
within a building. The definition excludes hazard-
ous material storage, self-service storage, ware-
housing and distribution, and vehicle storage.
STORAGE, OUTDOOR: A use engaged in out-
door storage, wholesale, sales, rental, and distri-
bution of products, supplies, and equipment. This
definition excludes hazardous material storage,
warehousing and distribution, and vehicle stor-
age.
STORAGE, SELF-SERVICE: A building or group
of buildings consisting of individual, self-con-
tained units leased to individuals, organizations,
or businesses for self-service storage of personal
property. This definition excludes indoor storage,
warehousing, outdoor storage, and hazardous
material storage.
STORAGE, VEHICLE: An indoor or outdoor area
for parking or holding of motor vehicles and boats
or wheeled equipment for more than seventy two
(72) hours. This definition excludes vehicle sales,
vehicle rental, body shops, tow truck operation/
auto impoundment yard, auto wrecking yard, out-
door storage, and indoor storage.
STORM SEWER and STORM DRAIN: A sewer
which carries storm surface water, subsurface
water and drainage. See RMC 4-6-100.
STORY: That portion of a building included be-
tween the upper surface of any floor and the up-
per surface of the floor above, except that the
topmost story shall be that portion of a building in-
cluded between the upper surface of the topmost
floor and the ceiling or roof above. If the finished
floor level directly above a usable or unused un-
der-floor space is more than six feet (6′) above
grade for more than fifty percent (50%) of the total
perimeter or is more than twelve feet (12′) above
grade at any point, such usable or unused under-
floor space shall be considered as a story.
STORY, FIRST: The lowest story in a building that
qualifies as a story, as defined herein, except that
a floor level in a building having only one floor
level shall be classified as a first story, provided
such floor level is not more than four feet (4′) be-
low grade for more than fifty percent (50%) of the
total perimeter, or not more than eight feet (8′) be-
low grade at any point.
STREAM ALTERATION: The relocation or
change in the flow of surface water runoff flowing
in a natural or modified channel.
STREAM/LAKE CLASS: The stream and lake
waters in the City are defined by class as follows:
1. Class 1: Class 1 waters are perennial
salmonid-bearing waters which are classified
by the City and State as Shorelines of the
State.
2. Class 2: Class 2 waters are perennial or
intermittent salmonid-bearing waters which
meet one or more of the following criteria:
a. Mapped on Figure 4-3-050Q4,
Renton Water Class Map, as Class 2;
and/or
4-11-190
11 - 43 (Revised 6/05)
b. Historically and/or currently known to
support salmonids, including resident
trout, at any stage in the species lifecycle;
and/or
c. Is a water body (e.g., pond, lake) be-
tween one half (0.5) acre and twenty (20)
acres in size.
3. Class 3: Class 3 waters are non-salmo-
nid-bearing perennial waters during years of
normal rainfall, and/or mapped on Figure
4-3-050Q4, Renton Water Class Map, as
Class 3.
4. Class 4: Class 4 waters are non-salmo-
nid-bearing intermittent waters during years
of normal rainfall, and/or mapped on Figure
4-3-050Q4, Renton Water Class Map, as
Class 4.
5. Class 5: Class 5 waters are non-regu-
lated non-salmonid-bearing waters which
meet one or more of the following criteria:
a. Flow within an artificially constructed
channel where no naturally defined chan-
nel had previously existed; and/or
b. Are a surficially isolated water body
less than one half (0.5) acre (e.g., pond)
not meeting the criteria for a wetland as
defined in RMC 4-3-050M.
STREET AMENITIES: See STREET FURNI-
TURE.
STREET, ARTERIAL: Street intended for higher
traffic volume and speed and classified as a prin-
cipal or minor arterial on the City of Renton Arte-
rial Street Plan.
STREET, COLLECTOR:
1. A street providing access with higher traf-
fic volumes than a typical residential, com-
mercial, or industrial access street. Collector
streets are designated by the Planning/Build-
ing/Public Works Department.
2. A street classified as a collector street on
the City of Renton Arterial Street Plan.
STREET, COMMERCIAL ACCESS: A non-arte-
rial street providing access to commercial land
uses.
STREET FRONTAGE: (For purposes of sign reg-
ulations.) Business directly abutting a public right-
of-way affording direct access to the business, or
having a parking lot used by one business which
fronts directly on and gaining vehicular access
from the public right-of-way.
STREET FURNITURE: Objects, such as outdoor
seating, kiosks, bus shelters, tree grates, trash
receptacles, and fountains that have the potential
for enlivening and giving variety to streets, side-
walks, plazas, and other outdoor spaces open to,
and used by, the public.
STREET GRID PATTERN, TRADITIONAL: A
system of platting, or of street design, that fea-
tures parallel and perpendicular streets and inter-
sections of streets at right angles that form short
blocks.
STREET, INDUSTRIAL ACCESS: A non-arterial
street providing access to industrial land uses.
STREET, PEDESTRIAN-ORIENTED: An area
with streets and sidewalks specifically designated
as such and intended for use by people walking;
with special design and spatial treatment of build-
ing frontages; built at human scale; with uses of
interest to and functional for people on foot; and
designed to hold interest for pedestrians by en-
couraging walking, browsing, and taking in the
scene. Pedestrian-oriented streets are so desig-
nated in the Urban Center – North (District C).
STREET, RESIDENTIAL ACCESS: A non-arte-
rial street providing access to residential land
uses, and not designated as a collector street by
the Planning/Building/Public Works Department.
STRUCTURE: That which is built or constructed,
an edifice or building of any kind, or any piece of
work artificially built up or composed of parts
joined together in some definite manner.
STRUCTURE: (This definition for RMC 4-3-090,
Shoreline Master Program Regulations, use only.)
A combination of materials constructed or erected
on the ground or water or attached to something
having a location on the ground or water.
SUBDIVISION: The division or redivision of land
into lots, tracts, parcels, sites or divisions for the
purpose of sale, lease, or transfer of ownership.
See also PLAT and PLAT, SHORT.
4-11-200
(Revised 6/05)11 - 44
SUBDIVISION: (This definition for RMC 4-3-090,
Shoreline Master Program Regulations, use
only.) A parcel of land divided into two (2) or more
parcels.
SUBDIVISION, PHASED: A subdivision which is
developed in increments over a period of time.
Preliminary plat approval must be granted for the
entire subdivision and must delineate the sepa-
rate divisions which are to be developed in incre-
ments. The preliminary plat approval shall be con-
ditioned upon completion of the proposed phases
in a particular sequence and may specify a com-
pletion date for each phase. Final plat approval
shall be granted for each separate phase of the
preliminary plat and any changes at the prelimi-
nary plat stage would require Council approval.
SUBJECT PROPERTY: The tract of land which is
the subject of the permit and/or approval action.
SUBSTANTIAL DAMAGE: Damage of any origin
sustained by a structure whereby the cost of re-
storing the structure to its before damaged condi-
tion would equal or exceed fifty percent (50%) of
the market value of the structure before the dam-
age occurred.
SUBSTANTIAL DEVELOPMENT: Any develop-
ment of which the total cost or fair market value
exceeds two thousand five hundred dollars
($2,500.00) or any development which materially
interferes with the normal public use of the water
or shoreline of the State. Exemptions in RCW
90.58.030(3)(e) and in RMC 4-9-190C are not
considered substantial developments.
SUBSTANTIAL DEVELOPMENT PERMIT: The
shoreline management substantial development
permit provided for in Section 14 of the Shoreline
Management Act of 1971 (RCW 90.58.140).
SUBSTANTIAL EXISTING IMPROVEMENTS:
Physical improvements, such as residential and/
or commercial structures and their accessory
structures, that have a reasonable remaining eco-
nomic life as indicated by their assessed valua-
tion.
SUBSTANTIAL IMPROVEMENT: Any repair, re-
construction, or improvement of a structure, the
cost of which equals or exceeds fifty percent
(50%) of the market value of the structure either:
1. Before the improvement or repair is
started; or
2. If the structure has been damaged and is
being restored, before the damage occurred.
For the purposes of this definition “substantial im-
provement” is considered to occur when the first
alteration of any wall, ceiling, floor, or other struc-
tural part of the building commences, whether or
nor that alteration affects the external dimensions
of the structure.
The term does not, however, include either:
1. Any project for improvement of a struc-
ture to comply with existing State or local
health, sanitary, or safety code specifications
which are solely necessary to assure safe liv-
ing conditions; or
2. Any alteration of a structure listed on the
National Register of Historic Places or a State
Inventory of Historic Places.
SUBTENANT: A person in possession of rental
unit through the tenant with the knowledge and
consent, express or implied, of the owner.
SURVEY STANDARDS: City of Renton Survey
Standards as adopted by the Planning/Building/
Public Works Department.
(Ord. 2820, 1-14-1974; Ord. 3366, 10-15-1979;
Ord. 3719, 4-11-1980; Ord. 3758, 12-5-1983;
Ord. 4071, 6-1-1987; Ord. 4172, 9-12-1988; Ord.
4346, 3-9-1992; Ord. 4367, 9-14-1992; Ord.
4517, 5-8-1995; Ord. 4521, 6-5-1995; Ord. 4522,
6-5-1995; Ord. 4577, 1-22-1996; Ord. 4636,
9-23-1996; Ord. 4691, 1-6-1997; Ord. 4716,
4-13-1998; Ord. 4720, 5-4-1998; Ord. 4724,
5-11-1998; Ord. 4828, 1-24-2000; Ord. 4832,
3-6-2000; Ord. 4835, 3-27-2000; Ord. 4848,
6-26-2000; Ord. 4851, 8-7-2000; Ord. 4917,
9-17-2001; Amd. Ord. 4963, 5-13-2002; Ord.
5062, 1-26-2004; Ord. 5100, 11-1-2004; Ord.
5124, 2-7-2005; Ord. 5137, 4-25-2005)
4-11-200 DEFINITIONS T:
TANK VEHICLE: A vehicle other than a railroad
tank car or boat, with a cargo tank mounted
thereon or built as an integral part thereof used for
the transportation of flammable or combustible
liquids, LP-gas, or hazardous chemicals. Tank ve-
hicles include self-propelled vehicles and full trail-
ers and semi-trailers, with or without motive
power, and carrying part or all of the load.
4-11-200
11 - 45 (Revised 11/07)
TAVERN: An establishment used primarily for the
serving of liquor by the drink to the general public
that holds a Washington State tavern license. Es-
tablishments in this category limit their dedicated
dining area to less than fifteen percent (15%) of
the total establishment and restrict entry to the
premises to persons twenty one (21) years of age
and older. This definition excludes restaurants,
cafes, fast-food establishments, microbreweries
with restaurants, and espresso stands.
TAXI STAND: A facility for pick-up and drop-off of
taxi patrons, typically characterized by an area for
queuing passengers and taxis.
TELECOMMUNICATIONS: The transmission,
between or among points specified by the user, of
information of the user’s choosing, without
change in the form or content of the information
as sent and received.
TEMPORARY OR MANUFACTURED BUILD-
INGS USED FOR CONSTRUCTION: Construc-
tion site buildings housing the office of construc-
tion/development management and sales staff for
duration of construction.
TEMPORARY USE: A use of limited term. Tem-
porary uses may be established under special cir-
cumstances for some temporary time period.
TENANT: Any person who occupies or has a
leasehold interest in a rental unit under a lawful
rental agreement whether oral or written, express
or implied.
TERRACE: A relatively level step constructed in
the face of a graded slope surface for drainage
and maintenance purposes.
THRESHOLD LIMIT VALUE (TLV): The concen-
tration of certain airborne materials representing
conditions under which it is believed and adopted
by the American Conference of Governmental In-
dustrial Hygienists (ACGIH) that nearly all work-
ers may be repeatedly exposed day after day
without adverse effects.
TOE OF SLOPE: A point or line at the low point
of a natural slope or slope created through an ex-
cavation or cut where the lower surface changes
to horizontal or meets the existing ground sur-
face. The toe of a slope may be a distinct topo-
graphic break in slope gradient or the point in
which the lower most limit of a steep slope is in-
clined at less than the gradient of that steep slope
for a horizontal distance of a minimum of twenty
five feet (25').
TOP OF SLOPE: A point or line on the upper sur-
face of a natural slope or slope created through
an excavation or cut where it changes to horizon-
tal or meets the existing ground surface. The top
of a slope may be a distinct topographic break in
slope gradient or the point in which the upper
most limit of a steep slope is inclined at less than
the gradient of that steep slope for a horizontal
distance of a minimum of twenty five feet (25').
A. Top of Excavation or Cut: The upper sur-
face point where the excavation meets the origi-
nal ground surface.
B. Top of Embankment: The upper surface
point or line to which the side slope changes to
horizontal or meets original ground surface.
TOW TRUCK OPERATION/AUTO IMPOUND-
MENT YARD: A facility that dispatches tow trucks
for hire with associated automotive storage area
for impounded vehicles.
TOWNHOUSES: See DWELLING, MULTI-FAM-
ILY.
TOXIC SUBSTANCE: Those materials listed and
documented by the American Conference of Gov-
ernmental Industrial Hygienists (ACGIH).
TRADE OR VOCATIONAL SCHOOL: A school
that provides post secondary education including
industrial and technical processes and may in-
clude continuing education courses as an acces-
sory use. This definition does not include arts and
crafts schools/studios, or other higher education
institutions such as colleges, universities, or pro-
fessional schools.
TRAILER, TRAVEL: See RECREATIONAL VE-
HICLE.
TRANSIT CENTER: Any facility designed for ac-
commodating large numbers of public transporta-
tion passengers to wait, board, and disembark at
the intersection of multiple transit routes.
TRANSPORTATION MANAGEMENT PLAN: A
plan developed by the occupant of a building or
land use, or by the developer of a proposed
project, designed to provide mechanisms for re-
ducing the vehicle demand generated by an exist-
ing or proposed land use.
4-11-210
(Revised 11/07)11 - 46
TRANSPORTATION SYSTEM, MULTI-MODAL:
A system of transportation consisting of various
types of conveyances, for example, light rail train
and bus, or ferry and automobile.
TREE: A self-supporting woody plant character-
ized by one main trunk having a caliper of two
inches (2") or greater, or, for certain species, a
multi-stemmed trunk system with a definitely
formed crown, with a potential minimum height of
ten feet (10') at maturity.
A. Tree, Dangerous: Any tree that has been
certified as dead, terminally diseased, damaged,
or otherwise dangerous, by a professional for-
ester, licensed landscape architect, or certified ar-
borist.
TREE REMOVAL: The actual removal of the
aboveground plant material of a tree through
chemical, manual or mechanical methods.
TREE TRIMMING: The pruning of the tree in or-
der to reduce the canopy of the tree provided that
no more than forty percent (40%) of the live crown
shall be removed during any pruning.
TRUCK TERMINALS: A building or area in which
semitrailers, including tractor and/or trailer units
and other trucks are parked, stored for seventy
two (72) hours or less, and dispatched. This facil-
ity may include incidental servicing and washing
facilities.
(Ord. 2820, 1-14-1974; Ord. 3366, 10-15-1979;
Ord. 3746, 9-19-1983; Ord. 4351, 5-4-1992; Ord.
4517, 5-8-1995; Ord. 4835, 3-27-2000; Ord.
4851, 8-7-2000; Amd. Ord. 4963, 5-13-2002; Ord.
5124, 2-7-2005; Ord. 5153, 9-26-2005; Ord.
5304, 9-17-2007)
4-11-210 DEFINITIONS U:
UNAUTHORIZED RELEASE: Any spilling, leak-
ing, emitting, discharging, escaping, leaching, or
disposing of a hazardous material into the air, into
groundwater, surface water, surface soils or sub-
surface soils. Unauthorized release does not in-
clude: intentional withdrawals of hazardous
materials for the purpose of legitimate sale, use
or disposal; and discharges permitted under Fed-
eral, State or local law.
UNAUTHORIZED RELEASE, UNDERGROUND
STORAGE TANK: See RMC 4-5-120G.
UNDERGROUND STORAGE FACILITY: See
RMC 4-5-120G.
UNDERWRITERS’ LABORATORIES: The Un-
derwriters’ Laboratories, Inc.
UNIFORM BUILDING CODE: The adopted edi-
tion of the Uniform Building Code, published by
the International Conference of Building Officials.
UNIFORM BUILDING CODE STANDARDS: The
adopted edition of the Uniform Building Code
Standards, published by the International Confer-
ence of Building Officials.
UNIQUE AND FRAGILE AREAS: Those por-
tions of the shoreline which (1) contain or sub-
stantially contribute to the maintenance of
endangered or valuable forms of life and (2) have
unstable or potentially hazardous topographic,
geologic or hydrologic features (such as steep
slopes, marshes).
UNIQUE/OUTSTANDING #1 RATING: A rating
assigned to wetlands in King County which have
species that are listed as endangered or threat-
ened, or the presence of critical or outstanding
habitat for those species; wetlands having forty to
sixty percent (40% to 60%) permanent open water
in dispersed patches with two (2) or more vegeta-
tion classes; wetlands equal to or greater than ten
(10) acres in size and having three (3) or more
wetland classes, one of which is open water; or
the presence of plant associations of infrequent
occurrence.
URBAN: A Shoreline Master Program land use
designation identifying an area for high intensity
land uses. It is suitable for those areas presently
subjected to extremely intensive land use pres-
sures, as well as areas planned to accommodate
future intensive urban expansion.
URBAN CHARACTER: Attributes such as high
residential densities and use intensities in multi-
story buildings with small setbacks.
URBAN EDGE AND URBAN FRINGE: The inter-
face between high-density residential/high inten-
sity uses and those that have lower density and
intensity and are, therefore, more suburban. The
urban fringe is the area where the suburban den-
sities and uses become noticeably less intense
and more rural.
4-11-210
11 - 46.1 (Revised 11/07)
URBAN ENVIRONMENT: The combination of
buildings, structures, and streetscape that, due to
their nature, i.e., multi-storied, continuous facade,
zero side setbacks, form a neighborhood or sec-
tion of a city or urban place.
URBAN GROWTH AREAS: Areas designated by
a city and county for urban development over the
next twenty (20) years as required by the Growth
Management Act beyond which urban growth
should not occur.
(Revised 11/07)11 - 46.2
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4-11-220
11 - 47 (Revised 6/05)
USE:
A. Uses, Permitted: Land uses allowed out-
right within a zone. Uses accessory to permitted
uses are treated in RMC 4-11-010 and 4-2-050.
B. Uses, Prohibited: Any such use not specifi-
cally enumerated or interpreted as allowable in
that district. See RMC 4-2-050.
C. Uses, Residential: Developments where
persons reside including but not limited to single
family dwellings, apartments, and condominiums.
D. Uses, Unclassified: A use which does not
appear in a list of permitted, conditional, or acces-
sory uses, but which is interpreted by the Re-
sponsible Official, as similar to a listed permitted,
conditional, or accessory use and not otherwise
prohibited. See RMC 4-2-050.
USED: The word “used” in the definition of “adult
motion picture theater” herein describes a con-
tinuing course of conduct of exhibiting “specific
sexual activities” and “specified anatomical areas”
in a manner which appeals to a prurient interest.
UTILITIES: Utility lines and facilities related to the
provision, distribution, collection, transmission or
disposal of water, storm and sanitary sewage, oil,
gas, power, and telephone cable, and includes fa-
cilities for the generation of electricity. This defini-
tion does not include sewage wastewater treat-
ment plants, wireless communication facilities, or
solid waste disposal/recycling facilities.
A. Utilities, Large: Large scale facilities with ei-
ther major above-ground visual impacts, or serv-
ing a regional need such as two hundred thirty
(230) kv power transmission lines, natural gas
transmission lines, and regional water storage
tanks and reservoirs, regional water transmission
lines or regional sewer collectors and intercep-
tors.
B. Utilities, Medium: Moderate scale facilities
serving the City, including subregional switching
stations (one hundred fifteen (115) kv and
smaller), and municipal sewer, water, and storm
water facilities not included in a Council-adopted
utility system plan.
C. Utilities, Small: Small scale facilities serving
local areas within the City, including underground
power lines, water, sewer, and storm water facili-
ties included within a Council-adopted utility sys-
tem plan, fiber optic cable, pump stations and
hydrants, switching boxes, and other structures
normally found in a street right-of-way to serve
adjacent properties.
UTILITY STANDARDS: For purposes of the
aquifer protection regulations contained in RMC
4-3-050, Critical Area Regulations, standard de-
sign and construction practices adopted by the
Renton Water Utility.
(Ord. 3719, 4-11-1983; Ord. 3758, 12-5-1983;
Ord. 4007, 7-14-1986; Ord. 4346, 3-9-1992; Ord.
4577, 1-22-1996; Ord. 4716, 4-13-1998; Ord.
4851, 8-7-2000; Amd. Ord. 4963, 5-13-2002; Ord.
5124, 2-7-2005)
4-11-220 DEFINITIONS V:
VARIANCE: A grant of relief via departure from
any provision of the requirements of this Title for
a specific parcel, except use, without changing
the Title regulations permanently or the underly-
ing zoning of the parcel. The definition of variance
does not include variations to provisions related
to “use” including: size limits, units per structure,
or densities.
VEGETATION TYPES: Descriptive classes of the
wetlands taxonomic classification system of the
United States Fish and Wildlife Service Classifica-
tion of Wetlands and Deepwater Habitats of the
U.S. FWS/OBS – 79/31 (Cowardin, et al., 1979).
VEHICLE:
A. Vehicle, Large: Motor vehicles including, but
not limited to, trucks, recreational vehicles,
buses, boats, and heavy equipment, and similar
size vehicles which have gross vehicle weights
greater than ten thousand (10,000) pounds, but
excluding aircraft.
B. Vehicle, Small: Motor vehicles including, but
not limited to, motorcycles, passenger cars, light
trucks, vans, and similar size vehicles which have
gross vehicle weights less than ten thousand
(10,000) pounds.
VEHICLE AND EQUIPMENT RENTAL, LARGE:
Rental and incidental servicing of motor vehicles
including but not limited to, trucks, recreational
vehicles, buses, boats, and heavy equipment,
and similar size vehicles which have gross vehi-
cle weights greater than ten thousand (10,000)
4-11-230
(Revised 6/05)11 - 48
pounds, but excluding airplanes or aircraft. This
use excludes small vehicle rentals, and large and
small vehicle sales.
VEHICLE FUELING STATION: An establishment
which supplies and dispenses motor fuels at retail
as well as ordinary accessory uses, including but
not limited to, retail sales of food, groceries, and
auto accessories, and eating and drinking estab-
lishments.
VEHICLE RENTAL, SMALL: Rental and inciden-
tal storage and servicing of motor vehicles includ-
ing but not limited to motorcycles, passenger
cars, watercraft, light trucks, vans, and similar
size vehicles which have gross vehicle weights
less than ten thousand (10,000) pounds. This use
excludes large vehicle rentals, and large and
small vehicle sales.
VEHICLE SALES, LARGE: Sales, leasing, and
incidental servicing of motor vehicles including,
but not limited to, trucks, recreational vehicles,
buses, boats, and heavy equipment, and similar
size vehicles which have gross vehicle weights
greater than ten thousand (10,000) pounds, but
excluding airplanes or aircraft. This use excludes
small vehicle sales, and large and small vehicle
rentals.
VEHICLE SALES, SMALL: Sales, leasing and in-
cidental servicing of motor vehicles including, but
not limited to, motorcycles, passenger cars, wa-
tercraft, light trucks, vans, and similar size vehi-
cles which have gross vehicle weights less than
ten thousand (10,000) pounds. This use excludes
large vehicle sales, and large and small vehicle
rentals.
VEHICLE SERVICE AND REPAIR: Maintenance
of motorized vehicles including exchange of
parts, installation of lubricants, tires, batteries,
and similar vehicle accessories, minor customiz-
ing and detail operations, but excluding opera-
tions associated with body shops, and industrial
engine or transmission rebuild operations.
VEHICLE STORAGE: See STORAGE, VEHI-
CLE.
VETERINARY OFFICES/CLINICS: A place
where common household pets are given medical
care and the accessory indoor boarding of ani-
mals is limited to short-term care incidental to the
hospital use.
VOLCANIC HAZARDS: Volcanic hazard areas
are those areas subject to a potential for inunda-
tion from post lahar sedimentation along the
lower Green River as identified in Plate II, Map D,
in the report U.S. Department of the Interior, U.S.
Geological Survey (Revised 1998), Volcano Haz-
ards from Mount Rainier, Washington. Open-File
Report 98-428.
(Ord. 4071, 6-1-1987; Ord. 4346, 3-9-1992; Ord.
4715, 4-6-1998; Amd. Ord. 4963, 5-13-2002; Ord.
5137, 4-25-2005)
4-11-230 DEFINITIONS W:
WAREHOUSING AND DISTRIBUTION: A use
engaged in storage and distribution of manufac-
tured products, supplies, and equipment. This
use excludes hazardous material storage, indoor
storage, outdoor storage, self-service storage,
vehicle storage, and warehousing, storage, or
distribution for commercial laundry operations
within the City of Renton Urban Center.
WASTE RECYCLING AND TRANSFER FACILI-
TIES: Facilities for the collection of solid waste for
either recycling or transfer to a landfill or disposal
facility. This definition includes but is not limited to
concrete and construction material recycling op-
erations.
WATER AUTHORITY: The City of Renton Water
Utility, or any other municipal or quasi-municipal
entity distributing water to fire hydrants within the
City of Renton.
WATERCOURSE: See RMC 4-6-100.
WATER-DEPENDENT: Referring to uses or por-
tions of a use which cannot exist in any other lo-
cation and is dependent on the water by reason
of the intrinsic nature of its operations. Examples
of water-dependent uses may include ship cargo
terminal loading areas, ferry and passenger ter-
minals, barge loading facilities, ship building and
dry docking, marinas, aquaculture, float plane fa-
cilities and sewer outfalls.
WATER-ENJOYMENT: Referring to a recre-
ational use, or other use facilitating public access
to the shoreline as a primary characteristic of the
use; or a use that provides for recreational use or
aesthetic enjoyment of the shoreline for a sub-
stantial number of people as a general character-
istic of the use and which through the location,
4-11-230
11 - 49 (Revised 6/05)
design and operation assures the public’s ability
to enjoy the physical and aesthetic qualities of the
shoreline. In order to qualify as a water-enjoy-
ment use, the use must be open to the general
public and the shoreline-oriented space within the
project must be devoted to the specific aspects of
the use that fosters shoreline enjoyment. Primary
water-enjoyment uses may include, but are not
limited to, parks, piers and other improvements
facilitating public access to the shorelines of the
state; and general water-enjoyment uses may in-
clude, but are not limited to, restaurants, muse-
ums, aquariums, scientific/ecological reserves,
resorts/hotels and mixed use commercial/office;
provided that such uses conform to the above wa-
ter-enjoyment specifications and the provisions of
the Shoreline Master Program.
WATER-ORIENTED/NONWATER-ORIENTED:
“Water-oriented” refers to any combination of wa-
ter-dependent, water-related, and/or water-enjoy-
ment uses and serves as an all-encompassing
definition for priority uses under the Shoreline
Management Act. “Nonwater-oriented” serves to
describe those uses which have little or no rela-
tionship to the shoreline and are not considered
priority uses under the Shoreline Management
Act. Examples of nonwater-oriented uses include
professional offices, automobile sales or repair
shops, mini-storage facilities, multi-family resi-
dential development, department stores and gas
stations; these uses may be considered water-
oriented where there is significant public access.
WATER-RELATED: Referring to a use or portion
of a use which is not intrinsically dependent on a
waterfront location, but whose economic viability
is dependent upon a waterfront location because:
1. Of a functional requirement for a water-
front location such as the arrival or shipment
of materials by water or the need for large
quantities of water; or
2. The use provides a necessary service
supportive of the water-dependent commer-
cial activities and the proximity of the use to
its customers makes its services less expen-
sive and/or more convenient. Examples in-
clude manufacturers of ship parts large
enough that transportation becomes a signif-
icant factor in the products cost, professional
services serving primarily water-dependent
activities and storage of water-transported
foods.
Examples of water-related uses may include
warehousing of goods transported by water, sea-
food processing plants, hydroelectric generating
plants, gravel storage when transported by barge,
oil refineries where transport is by tanker, and log
storage.
WELL: A pit or hole dug into the earth to reach an
aquifer.
WELL FIELD: An area which contains one or
more wells for obtaining a potable water supply.
WETLAND: For the purposes of inventory, incen-
tives, and nonregulatory programs, those lands
transitional between terrestrial and aquatic sys-
tems where the water table is usually at or near
the surface or the land is covered by shallow wa-
ter. For the purposes of regulation, wetlands are
defined by Washington State Wetlands Identifica-
tion and Delineation Manual pursuant to RMC
4-3-050M4a. Wetlands created or restored as part
of a mitigation project are regulated wetlands.
Wetlands do not include those artificial wetlands
intentionally created for purposes other than wet-
land mitigation, including, but not limited to, irriga-
tion and drainage ditches, grass-lined swales,
canals, detention facilities, wastewater treatment
facilities, farm ponds, or landscape amenities, or
those wetlands created after July 1, 1990, that
were unintentionally created as a result of the con-
struction of a road, street, or highway. Drainage
ditches are not considered regulated wetlands.
Also refer to RMC 4-3-050M.
WETLAND BUFFERS or WETLAND BUFFER
ZONES: Areas that surround and protect a wet-
land from adverse impacts to its functions and
values. Buffers are designated areas adjacent to
a regulated wetland which protect the wetland
from changes in the location of the wetland edge.
Wetland buffers minimize the short and long term
impacts of development on properties adjacent to
wetlands, preserve important wildlife habitat, al-
low for infiltration and water quality improvement,
protect buildings, roads and other infrastructure
as well as property owners from flood damage in
years of high precipitation.
WETLAND CATEGORY: A classification system
used for the purpose of regulating wetlands in the
City. The criteria for determining a wetland’s cat-
egory are listed in RMC 4-3-050M.
WETLAND CREATION (OR ESTABLISH-
MENT): The manipulation of the physical, chemi-
4-11-230
(Revised 6/05)11 - 50
cal, or biological characteristics present to
develop a wetland that did not previously exist on
an upland or deepwater site. Establishment re-
sults in a gain in wetland acres.
WETLAND, DISTURBED: Wetlands meeting the
following criteria:
1. Are characterized by hydrologic isolation,
hydrologic alterations such as diking, chan-
nelization, and/or outlet modification; and
2. Have severe soils alterations such as the
presence of large amounts of fill, soil removal
and/or compaction of soils.
WETLAND EDGE: The boundary of a wetland as
delineated using the Washington State Wetlands
Identification and Delineation Manual pursuant to
RMC 4-3-050M4a.
WETLAND, EMERGENT: A regulated wetland
with at least thirty percent (30%) of the surface
area covered by erect, rooted herbaceous vege-
tation as the uppermost vegetative strata.
WETLAND ENHANCEMENT: The manipulation
of the physical, chemical, or biological character-
istics of a wetland (undisturbed or degraded) site
to heighten, intensify, or improve specific func-
tion(s) or for a purpose such as water quality im-
provement, flood water retention or wildlife
habitat. Enhancement results in a change in wet-
land function(s) and can lead to a decline in other
wetland function, but does not result in a gain in
wetland acres. This term includes activities com-
monly associated with the terms “enhancement,”
“management,” “manipulation,” and “directed al-
teration.”
WETLAND, FORESTED: A vegetation commu-
nity with at least twenty percent (20%) of the sur-
face area covered by woody vegetarian (trees)
greater than twenty feet (20′) in height.
WETLAND, IN-KIND COMPENSATION: To re-
place wetlands with substitute wetlands whose
characteristics closely approximate those de-
stroyed or degraded by a regulated activity.
WETLAND, ISOLATED: Those regulated wet-
lands which:
1. Are outside of and not contiguous to any
one hundred (100) year floodplain of a lake,
river, or stream; and
2. Have no contiguous hydric soil or hydro-
phytic vegetation between the wetland and
any surface water.
WETLAND, OFF-SITE COMPENSATION: To re-
place wetlands away from the site on which a wet-
land has been impacted by a regulated activity.
WETLAND, ON-SITE COMPENSATION: To re-
place wetlands at or adjacent to the site on which
a wetland has been impacted by a regulated ac-
tivity.
WETLAND PROTECTION/MAINTENANCE:
The removal of a threat to, or preventing decline
of, wetland conditions by an action in or near a
wetland. Includes purchase of land or easements,
repairing water control structures or fences, or
structural protection such as repairing a barrier is-
land. This term also includes activities commonly
associated with the term “preservation.” Protec-
tion/maintenance does not result in a gain of wet-
land acres or function.
WETLAND, REGULATED: See RMC
4-3-050M1e.
WETLAND RESTORATION: The manipulation of
the physical, chemical, or biological characteris-
tics of a site with the goal of returning natural/his-
toric functions to former or degraded wetland. For
the purpose of tracking net gains in wetland
acres, restoration is divided into:
Re-establishment: the manipulation of the
physical, chemical, or biological characteris-
tics of a site with the goal of returning natural/
historic functions to a former wetland. Re-es-
tablishment results in rebuilding a former wet-
land and results in a gain in wetland acres.
Rehabilitation: the manipulation of the phys-
ical, chemical, or biological characteristics of
a site with the goal of repairing natural/his-
toric functions of degraded wetland. Rehabil-
itation results in a gain in wetland function,
but does not result in a gain in wetland acres.
WETLAND, SCRUB-SHRUB: A regulated wet-
land with at least thirty percent (30%) of its sur-
face area covered by woody vegetation less than
twenty feet (20′) in height at the uppermost strata.
WETLANDS: (This definition for RMC 4-3-090,
Shoreline Master Program Regulations, use only.)
Areas that are inundated or saturated by surface
4-11-230
11 - 51 (Revised 1/07)
water or groundwater at a frequency and duration
sufficient to support, and that under normal cir-
cumstances do support, a prevalence of vegeta-
tion typically adapted for life in saturated soil
conditions. Wetlands generally include swamps,
marshes, bogs, and similar areas. Wetlands do
not include those artificial wetlands intentionally
created from nonwetland sites, including, but not
limited to, irrigation and drainage ditches, grass-
lined swales, canals, detention facilities, waste-
water treatment facilities, farm ponds, and land-
scape amenities, or those wetlands created after
July 1, 1990, that were unintentionally created as
a result of the construction of a road, street, or
highway. Wetlands include artificial wetlands cre-
ated from nonwetland areas to mitigate the con-
version of wetlands.
WETLANDS, NEWLY EMERGING:
1. Wetlands occurring on top of fill materi-
als; and
2. Characterized by emergent vegetation,
low plant species richness, and used mini-
mally by wildlife. These wetlands are gener-
ally found in the Black River Drainage Basin.
WILDLIFE HABITAT: An area characterized by
wildlife that forage, nest, spawn, or migrate
through in search of food or shelter.
WIRELESS COMMUNICATION FACILITIES –
TERMS RELATED TO:
A. Accessory Antenna Device: An antenna
which is less then twelve inches (12″) in height or
width, excluding the support structure (examples:
test mobile antennas and Global Positioning Sys-
tem (GPS) antennas).
B. Antenna: Any system of poles, panels, rods,
reflecting discs or similar devices used for the
transmission or reception of radio frequency sig-
nals. Antennas include the following types:
1. Dish Antenna: See Parabolic Antenna.
2. Omni-Directional Antenna (also
known as a “Whip” Antenna): Transmits
and receives radio frequency signals in a
three hundred sixty degree (360°) radial pat-
tern, and which is up to sixteen feet (16′) in
height and up to four inches (4″) in diameter.
3. Directional Antenna (also known as a
“Panel” Antenna): Transmits and receives
radio frequency signals in a specific direc-
tional pattern of less than three hundred sixty
degrees (360°).
4. Panel Antenna: See Directional An-
tenna.
5. Parabolic Antenna (also known as a
“Dish” Antenna): A bowl-shaped device for
the reception and/or transmission of radio fre-
quency communications signals in a specific
directional pattern.
6. Parabolic Antenna, Large: A parabolic
antenna greater than 39.37 inches in diame-
ter but not to exceed two hundred inches
(200″) in diameter.
7. Whip Antenna: See Omni-Directional
Antenna.
C. Attached Wireless Communication Facil-
ity: A wireless communication facility that is af-
fixed to an existing structure, for example, an
existing building, tower, water tank, utility pole,
etc., which does not include an additional wire-
less communication support structure.
D. Collocation: The use of a single support
structure and/or site by more than one wireless
communications provider.
E. Equipment Shelter or Cabinet: A room,
cabinet or building used to house equipment for
utility or service providers.
F. FAA: The Federal Aviation Administration,
which maintains stringent regulations for the sit-
ing, building, marketing and lighting of cellular
transmission antennas near airports or flight
paths.
G. FCC: The Federal Communication Commis-
sion, which regulates the licensing and practice of
wireless, wireline, television, radio and other tele-
communications entities.
H. Guyed Tower: A freestanding or supported
wireless communication support structure which
is usually over one hundred feet (100′) tall, which
consists of metal crossed strips or bars and is
steadied by wire guys in a radial pattern around
the tower.
4-11-240
(Revised 1/07)11 - 52
I. Lattice Tower: A self-supporting wireless
communication support structure which consists
of metal crossed strips or bars to support anten-
nas and related equipment.
J. Macro Facility: An attached wireless com-
munication facility which consists of antennas
equal to or less than sixteen feet (16′) in height or
a parabolic antenna up to one meter (39.37″) in
diameter and with an area not more than one hun-
dred (100) square feet in the aggregate as viewed
from any one point.
K. Micro Facility: An attached wireless com-
munication facility which consists of antennas
equal to or less than six feet (6′) in height or a par-
abolic antenna with an area of not more than five
hundred eighty (580) square inches in the aggre-
gate (e.g., one foot (1′) diameter parabola or two
feet (2′) x one and one-half feet (1-1/2′) panel) as
viewed from any one point. Also known as a Mi-
crocell.
L. Mini Facility: An attached wireless commu-
nication facility which consists of antennas equal
to or less than ten feet (10′) in height or a parabolic
antenna up to one meter (39.37″) in diameter and
with an area not more than fifty (50) square feet in
the aggregate as viewed from any one point.
M. Monopole I: A wireless communication sup-
port structure which consists of a freestanding
support structure, less than sixty feet (60′) in
height, erected to support wireless communica-
tion antennas and connecting appurtenances.
N. Monopole II: A wireless communication sup-
port structure which consists of a freestanding
support structure, sixty feet (60′) or greater in
height, erected to support wireless communica-
tion antennas and connecting appurtenances.
O. Provider: A company providing telephone or
other communications service.
P. Related Equipment: All equipment ancillary
to the transmission and reception of voice and
data via radio frequencies. Such equipment may
include, but is not limited to, cable, conduit and
connectors.
Q. Support Structure: see Wireless Communi-
cation Support Structure.
R. Tower: see Wireless Communication Sup-
port Structure.
S. WCF: see Wireless Communication Facility
(WCF).
T. Wireless Communication Facility (WCF):
An unstaffed facility for the transmission and re-
ception of low-power radio signals usually con-
sisting of an equipment shelter or cabinet, a sup-
port structure, antennas (e.g., omni-directional,
panel/directional or parabolic) and related equip-
ment, generally contained within a compound.
For purposes of this Title, a WCF includes anten-
nas, support structures and equipment shelters,
whether separately or in combination.
U. Wireless Communication Support Struc-
ture: The structure erected to support wireless
communication antennas and connecting appur-
tenances. Support structure types include, but
are not limited to, stanchions, monopoles, lattice
towers, wood poles or guyed towers.
WRECKING YARD, AUTO: A facility for the dis-
mantling or wrecking of used motor vehicles or
trailers, or the storage, sale, or dumping of dis-
mantled or wrecked vehicles or their parts.
(Ord. 3758, 12-5-1983; Ord. 4007, 7-14-1986;
Ord. 4346, 3-9-1992; Ord. 4351, 5-4-1992; Ord.
4689, 11-24-1997; Ord. 4716, 4-13-1998; Ord.
4835, 3-27-2000; Ord. 4851, 8-7-2000; Amd. Ord.
4963, 5-13-2002; Ord. 5137, 4-25-2005; Ord.
5241, 11-27-2006)
4-11-240 DEFINITIONS X: (Reserved)
4-11-250 DEFINITIONS Y:
YARD: An open space between a building and a
lot line.
4-11-260
11 - 53 (Revised 1/07)
YARD REQUIREMENT: An open space on a lot
unoccupied by structures, unless specifically au-
thorized otherwise. The Development Services
Division shall determine the various requirements
for uniquely shaped lots and pipestem lots. (See
also SETBACK.)
A. Front Yard: The yard requirement which
separates the structure(s) from public right-of-
way or private access easement. For through
lots, corner lots, and lots without street frontage,
the front yard will be determined by the Develop-
ment Services Division Director.
B. Side Yard along a Street: The yard require-
ment which is neither a front yard nor a rear yard,
yet it abuts a street right-of-way or private access
easement.
C. Rear Yard: The yard requirement opposite
the front yard. Where a lot abuts an alley, the rear
yard shall always be the yard abutting the alley.
For irregularly shaped lots, the rear yard shall be
measured from an imaginary line at least fifteen
feet (15′) in length located entirely within the lot
and farthest removed and parallel to the front lot
line or its tangent.
D. Side Yard: The yard requirement which is
not a front yard, a side yard along a street, or a
rear yard.
(Amd. Ord. 4963, 5-13-2002; Ord. 4999,
1-13-2003; Ord. 5100, 11-1-2004)
4-11-260 DEFINITIONS Z:
ZERO LOT LINE: A siting technique which allows
single family houses to be built along one lot line.
ZIPPER LOTS: A division of property using
smaller lots with offset rear lot lines to allow a us-
able rear yard.
ZONE: A portion of the City to which a uniform set
of regulations applies controlling the types and in-
tensities of land uses.
ZONING ADMINISTRATOR: The Planning/Build-
ing/Public Works Administrator or his/her desig-
nated representative.
ZONING, AREAWIDE: Zoning adopted for all
properties within a district consistent with the
Comprehensive Plan, rather than on a lot-by-lot
basis.
(Ord. 4523, 6-5-1995; Ord. 4549, 8-21-1995; Ord.
4584, 2-12-1996; Ord. 4587, 3-18-1996; Ord.
4595, 4-8-1996; Ord. 4773, 3-22-1999; Amd. Ord.
4963, 5-13-2002)
Building code
Index - 1 (Revised 11/07)
A
Abatement of dangerous buildings
See also Dangerous buildings code
Adopted 4-9-050A
Appeals
authority, filing 4-9-050D1
copy on file 4-9-050D4
findings, decision 4-9-050D3
hearing 4-9-050D2
Applicability 4-9-050C
Purpose 4-9-050B
Violations, penalties 4-9-050E
Adult retail, entertainment
Liability 4-3-010C
Measurement of distance requirements 4-3-010B
Nonconforming uses 4-3-010E
Prohibited where 4-3-010A
Violation, penalty 4-3-010D
Agricultural lands See Open space, agricultural, timber
lands
Airport related restrictions
Airport influence area
established 4-3-020A
map 4-3-020F
Federal aviation regulation Part 77, objects affecting
navigable airspace 4-3-020G
Hazard marking, lighting 4-3-020D
Height limits 4-3-020B
Noise exposure map 4-3-020H
Safety verification, notification 4-3-020E
Use restrictions 4-3-020C
Alleys See under Street standards
Alternate procedures
Authority 4-9-250E1
Decision criteria 4-9-250E2
Purpose 4-9-250A4
Record of action 4-9-250E4
Substantiation, proof 4-9-250E3
Animals, keeping
Applicability of standards 4-4-010C
Authority, enforcement responsibility 4-4-010B
Beekeeping 4-4-010K
Boarding, stables review criteria 4-4-010J
Compliance 4-4-010M1
Exemptions 4-4-010D
Hobby kennels (4 to 8)
fencing 4-4-010G1
licenses 4-4-010G4
review criteria 4-4-010I
shelter location 4-4-010G3
waste removal 4-4-010G2
Kennels (9 or more)
food, bedding 4-4-010H2
indoor facilities 4-4-010H4
outdoor facilities 4-4-010H5
review criteria 4-4-010I
shelter location 4-4-010H1
waste removal 4-4-010H3
Nonconforming uses
animal replacement 4-4-010K1
classification 4-4-010L
transferability 4-4-010L2
Prohibited animals 4-4-010E
Purpose, intent 4-4-010A
Requirements
animal waste 4-4-010F5
confinement 4-4-010F3
fencing 4-4-010F6
health, safety 4-4-010F4
residence 4-4-010F1
shelter location 4-4-010F2
Violation, penalties, fines 4-4-010M2
Appeals See under Hearing examiner
Aquifer protection areas
See also Critical areas
Administrative authority 4-9-015D
Appeals 4-9-015I
Exemptions 4-9-015C
Hazardous materials release reports
contents, timing 4-9-015G2
monitoring 4-9-015G3
required 4-9-015B3, 4-9-015G1
Permits
closure
application following operating permit revocation
4-9-015H4
conditions 4-9-015F2
required 4-9-015B2
submittal requirements 4-9-015F1
operating
application following revocation 4-9-015H5
conditions 4-9-015E3
criteria 4-9-015E2
effect 4-9-015E4
reinstatement 4-9-015H2
renewal 4-9-015E5
required 4-9-015B1
revocation 4-9-015H3
submittal requirements, fees 4-9-015E1
suspension 4-9-015H1
transferability 4-9-015E6
Purpose of provisions 4-9-015A
Arts commission See under Public art exemption
procedures
Automall improvement district
Applicability 4-3-040B1
Development standards 4-3-040D
Fee waiver 4-3-040E
Map 4-3-040G
Permitted uses 4-3-040C
Purpose of regulations 4-3-040A
B
Beekeeping See under Animals, keeping
Binding site plan See under Subdivisions
Boards, commission See Specific Board, Commission
Bonds
Building sewer 4-6-040G12
City approval required 4-1-230A
Drainage standards 4-6-030H
Grading, excavation, mining regulations 4-4-060D
Landscaping maintenance 4-4-080H3
Requirements 4-1-230D
Shoreline permits 4-9-190G
Street standards construction 4-6-060P1
Types accepted
generally 4-1-230C
public works 4-1-230B
Building code
See also Buildings; International codes; Uniform
codes
Adopted 4-5-050A
Applicability 4-5-050B
Building fees
(Revised 11/07)Index - 2
Amendments
Chapter 9 4-5-050E
city 4-5-050D
Section 104.8 4-5-050D3
Section 105.3 4-5-050D5
Section 112 4-5-050D4
Section 113 4-5-050D2
Section 115 4-5-050D1
Section 905.3 4-5-050D6
Section 905.8 4-5-050D7
state 4-5-050C
Appeals board 4-5-050D4
Dangerous buildings 4-5-050D1
Dry standpipes 4-5-050D7
Liability claims 4-5-050D3
Off-site improvements 4-5-050D5
Sprinkler requirements 4-5-050E
Standpipe requirements 4-5-050D6
Violations, penalties 4-5-050D2
Building fees
Combination building permit 4-1-140B
Condominium conversions inspection 4-1-140I
Demolition permit 4-1-140D
Electrical
exemptions 4-1-140F5
miscellaneous 4-1-140F4
multi-family, commercial, industrial 4-1-140F2
single family, duplex 4-1-140F1
temporary uses 4-1-140F3
Grade and fill license
drainage plan check 4-1-140G3
grading 4-1-140G1
grading plan check 4-1-140G2
solid waste fills
annual 4-1-140G5
plan check 4-1-140G4
House moving/minimum inspection 4-1-140H
Manufactured/mobile home installation 4-1-140J
Mechanical permit 4-1-140K
Permit 4-1-140A
Plan
check 4-1-140C
review 4-1-140O3
Plumbing permit 4-1-140L
Refund 4-1-140P
Reinspections 4-1-140O2
Replacement of lost, mutilated permits 4-1-140O1
Sign permit
modifications of city center regulations 4-1-140M4
permanent 4-1-140M1
temporary 4-1-140M3
work in advance of issuance 4-1-140M5
State building code 4-1-140E
Swimming pool, hot tub, spa installation 4-1-140N
Buildings
See also Building code
Appeals 4-5-130
Building official duties 4-5-020A
Dangerous See Abatement of dangerous buildings
Fees See Building fees
Record of plat required 4-5-020A1
Violations, penalties 4-5-140
Bulk storage facilities
Authority, responsible agency designated 4-4-110C3
Burden of providing data, information 4-4-110C4
Determination of application 4-4-110C2
Development standards 4-4-110D
Evaluation criteria 4-4-110C5
Gaseous, particulate emissions
control, efficiency rating 4-4-110D13n
density of substances 4-4-110D13d
during alert 4-4-110D13e
existing facilities
compliance 4-4-110D13m
standards 4-4-110D13l
hydroseeding 4-4-110D13f
intent 4-4-110D13a
location restrictions 4-4-110D13k
notification 4-4-110D13i
process methods 4-4-110D13b
PSAPCA requirements 4-4-110D13c
report
additional authorized when 4-4-110D13j
by developer 4-4-110D13g
quarterly required when 4-4-110D13h
Hazardous materials
additional requirements 4-4-110D12g
barrier
design 4-4-110D12d
separation from fire code dyke 4-4-110D12h
combining requirements 4-4-110D12i
fire suppression system 4-4-110D12e
impervious surfacing 4-4-110D12j
intent 4-4-110D12a
off-site economic burdens 4-4-110D12b
quantities, locations 4-4-110D12f
Height of containers, stock piles 4-4-110D1
Higher standards applicable when 4-4-110B
Intent 4-4-110A
Landscaping, screening
higher risk storage 4-4-110D3b
intent 4-4-110D3a
maintenance 4-4-110D3d
other bulk storage 4-4-110D3c
Light, glare
intent 4-4-110D10a
maximum levels 4-4-110D10c
measurement method 4-4-110D10b
Liquid waste
discharges
permits 4-4-110D9c
regulated 4-4-110D9b
sewer system standards 4-4-110D9d
disposal schedule 4-4-110D9e
intent 4-4-110D9a
prevention of odors, gases 4-4-110D9g
proof of compliance 4-4-110D9f
treatment 4-4-110D9h
Odorants
intent 4-4-110D11a
maximum levels 4-4-110D11b
monitoring upon complaint 4-4-110D11d
other remedies not impaired 4-4-110D11e
testing procedures 4-4-110D11c
Permit required 4-4-110C1
Review 4-4-110B
Setbacks 4-4-110D2
Signs 4-4-110D4
Sound
EDNA classifications 4-4-110D8c
extension of restricted hours 4-4-110D8f
intent 4-4-110D8a
maximum levels 4-4-110D8d
reduction due to measurement method 4-4-110D8e
Critical areas
Index - 3 (Revised 3/06)
WAC regulations adopted 4-4-110D8b
Surface drainage
intent 4-4-110D5a
standards 4-4-110D5b
Toxic substances
intent 4-4-110D6a
maximum concentrations 4-4-110D6c
measurement methods 4-4-110D6d
standards 4-4-110D6b
Traffic, access control
curb cuts 4-4-110D7d
emergency vehicles 4-4-110D7c
flow patterns 4-4-110D7d
intent 4-4-110D7a
overpasses 4-4-110D7f
paving of routes 4-4-110D7g
requirements 4-4-110D7b
separation of parking from loading, maneuvering areas
4-4-110D7e
setbacks 4-4-110D7d
surfacing of storage areas 4-4-110D7h
Variances 4-4-110E
Bureau of fire prevention See under Fire department
C
Center village residential bonus district See Zoning
Certificate of occupancy
Application prior to excavation 4-4-030G2
Issuance upon request 4-4-030G3
Required 4-4-030G1
City council
Authority, responsibilities 4-8-070I
Comprehensive plan
Adopted 4-1-060D
Amendments
adopted when 4-9-020I
authority to submit 4-9-020B
review
criteria 4-9-020G
process 4-9-020H
rezones 4-9-020J
submittal requirements, fees 4-9-020E
timing, review 4-9-020D
Consistency with regulations 4-1-070A
Description 4-1-060B
Elements
land use map 4-1-060C3
optional 4-1-060C2
required 4-1-060C1
Instruments of implementation
Title 4 4-1-070B1
Title 8 4-1-070B2
Title 10 4-1-070B3
Periodic review 4-9-020K
Purposes 4-1-060A
Conditional use permits
See also Land use permits
Application
grounds, facts 4-9-030D
notice, comment period 4-9-030F
submittal requirements, fees 4-9-030E
Authority 4-9-030C
Combined with site plan review 4-9-030M
Decision criteria
designated 4-9-030G
kennels 4-9-030H
secure community transition facilities 4-9-030I
stand alone residential uses 4-9-030K
wireless communication facilities 4-9-030J
Extension See Land use permits
Grant, denial, conditions 4-9-030L
Purpose 4-9-030A
Who may apply 4-9-030B
Condominium conversions
Applicability
rental units in converted buildings 4-9-040D
rental units not yet converted, cooperatives 4-9-040C
Authority 4-9-040B
Complaints 4-9-040G
Consumer protections
acceptance of offers 4-9-040F8
certification of repairs 4-9-040F2
delivery of documentation 4-9-040F7
disclosure requirements 4-9-040F3
false, misleading representations 4-9-040F5
inspection, repair, report 4-9-040F1
purchaser's right to rescind 4-9-040F6
warranty of repairs 4-9-040F4
Tenant protections
evictions during notice period 4-9-040E8
no sales on better terms 4-9-040E7
notice
filing of conversion declaration 4-9-040E1
prior to sale to public 4-9-040E2
purchase rights
availability to other tenants 4-9-040E6
subtenants 4-9-040E5
tenants in possession of units 4-9-040E3
tenants whose units are offered for sale prior to
effective date 4-9-040E4
right to vacate 4-9-040E9
Violation, penalties 4-9-040I
Waivers 4-9-040H
Construction of new structures/use of existing
Authorized when 4-4-030H1
Exceptions 4-4-030H2
Construction standards
Aquifer protection areas 4-4-030C8
Construction debris 4-4-030C7
Haul
hours 4-4-030C2
routes 4-4-030C1
Hydroseeding 4-4-030C6
Temporary erosion control 4-4-030C5
Work hours
commercial, multi-family, new single family, other
nonresidential 4-4-030C3b
emergency extensions 4-4-030C4
single family remodel, addition 4-4-030C3a
Critical areas
Administration, interpretation
generally 4-3-050D1
other regulations 4-3-050D6
proposal approval 4-3-050D5
review authority 4-3-050D4a
Alterations allowed 4-3-050E3
Alternates 4-3-050N1
Appeals 4-3-050O
Applicability 4-3-050B1
Aquifer protection
See also Aquifer protection areas
administration, interpretation 4-3-050D2
exemptions 4-3-050C1a
finding of conformance 4-3-050C3b
independent review 4-3-050F7a
map 4-3-050Q1
Critical areas
(Revised 3/06)Index - 4
operating, closure permits 4-3-050C2b
performance standards
applicability 4-3-050H1
construction activity 4-3-050H7
fill material 4-3-050H8
hazardous materials facilities 4-3-050H2
hazardous materials releases 4-3-050H10
landfills 4-3-050H9
pesticide, nitrate use 4-3-050H3
pipelines 4-3-050H6
surface water 4-3-050H5
wastewater disposal 4-3-050H4
prohibited changes in use, facility types 4-3-050C8d
purpose of provisions 4-3-050A2
review authority 4-3-050D4c
variances 4-3-050N3a
Coal mine hazards See Geologic hazards
Erosion hazards See Geologic hazards
Exemptions
activities
buffer areas 4-3-050C7
designated 4-3-050C5
limitations 4-3-050C6
applicability 4-3-050C1
emergency, temporary 4-3-050C9
letter 4-3-050C4
permits
finding of conformance 4-3-050C3
required 4-3-050C2a
Flood hazards
administration, interpretation 4-3-050D3
appeal records 4-3-050O2
independent review 4-3-050F7
map 4-3-050Q2
performance standards
anchoring 4-3-050I2a, 4-3-050I2b
applicability 4-3-050I1
compensatory storage 4-3-050I6
construction materials, methods 4-3-050I2c
critical facilities 4-3-050I5
manufactured homes 4-3-050I3b
nonresidential construction 4-3-050I3c
project review 4-3-050I2f
recreational vehicles 4-3-050I3d
residential construction 4-3-050I3a
restrictions 4-3-050I4
subdivisions 4-3-050I2e
utilities 4-3-050I2d
prohibited activities 4-3-050C8b
purpose of provisions 4-3-050A3
variances 4-3-050N3b
Geologic hazards
independent review 4-3-050F7b
map 4-3-050Q3
performance standards
applicability 4-3-050J1
approval conditions 4-3-050J4
coal mine hazards 4-3-050J8
landslide hazards 4-3-050J7
secondary review 4-3-050J3
sensitive slopes 4-3-050J6
slopes, protected 4-3-050J5
special studies 4-3-050J2
volcanic hazards 4-3-050J9
purpose of provisions 4-3-050A4
review authority 4-3-050D4b
variances 4-3-050N3c
Habitat conservation
independent review 4-3-050F7a
performance standards
alterations, mitigation required 4-3-050K5
applicability 4-3-050K1
bald eagle habitat 4-3-050K3
habitat assessment 4-3-050K2
mitigation options 4-3-050K6
mitigation plan 4-3-050K7
native growth protection area 4-3-050K4
purpose of provisions 4-3-050A5
review authority 4-3-050D4b
variances 4-3-050N3c
Hazardous materials list 4-3-050R
Landslide areas See Geologic hazards
Mapping 4-3-050B2
Maps 4-3-050Q
Mitigation plans
required 4-3-050F8
surety plan 4-3-050G1
Modifications 4-3-050N2
Native growth protection areas 4-3-050E4
Nonconforming activities 4-3-050C10
Performance standards
aquifer protection 4-3-050H
flood hazards 4-3-050I
generally 4-3-050E1
geologic hazards 4-3-050J
habitat conservation 4-3-050K
streams, lakes 4-3-050L
wetlands 4-3-050M
Pipeline materials 4-3-050S
Procedures, fees 4-3-050F
Prohibited activities 4-3-050C8
Protection 4-3-050E2
Purpose of provisions 4-3-050A1
Reports, submittal requirements 4-3-050B3
Seismic hazards See Geologic hazards
Setbacks 4-3-050E5
Streams, lakes
independent review 4-3-050F7a
map 4-3-050Q4
performance standards
alterations 4-3-050L8
applicability 4-3-050L1, 4-3-050L2
buffer use restrictions 4-3-050L6
buffer widths 4-3-050L5
general 4-3-050L4
studies required 4-3-050L3
permit approval 4-3-050L7
prohibited activities 4-3-050C8c
purpose of provisions 4-3-050A6
restoration incentives 4-3-050L9
review authority 4-3-050D4b
variances 4-3-050N3c
Surety devices
required 4-3-050G2
time period 4-3-050G2
Variances 4-3-050N3
Violations
See also Environmental regulations
testing requirements 4-3-120C
Wetlands
assessment relief 4-3-050P
compensation
mitigation banks, special area management
programs 4-3-050M15
Environmental review procedures
Index - 5 (Revised 11/07)
mitigation plans 4-3-050M16
off-site 4-3-050M14
out-of-kind replacement 4-3-050M13
required 4-3-050M9
restoration, creation, enhancement 4-3-050M10
creation, restoration 4-3-050M11
enhancement 4-3-050M12
independent review 4-3-050F7a
map 4-3-050Q5
performance standards
alternative methods 4-3-050M8
applicability 4-3-050M1
buffers 4-3-050M6
classifications 4-3-050M5
generally 4-3-050M2
native growth protection areas 4-3-050M7
regulatory edge 4-3-050M4
study required 4-3-050M3
purpose of provisions 4-3-050A7
review authority 4-3-050D4b
variances 4-3-050N3c
Cross connections
See also Sanitary sewer standards; Water service
standards
Applicability 4-6-020B
Authority 4-6-020C
Backflow prevention assemblies
installation 4-6-020D
types 4-6-020E
Inspection, testing 4-6-020G
Purpose 4-6-020A
Responsibilities
owner 4-6-020F3
plan review section 4-6-020F2
water utilities section 4-6-020F1
D
Dangerous buildings code
See also Abatement of dangerous buildings;
Building code
Adopted 4-5-060A
Process for abatement 4-5-060B
Definitions
Designated 4-11-010 – 4-11-260
Density bonus review
Allowances, review criteria 4-9-065D
Applicability 4-9-065B
Application submittal, fees 4-9-065C3
Concurrent review 4-9-065C1
Purpose 4-9-065A
Reviewing official authority 4-9-065C2
Development regulations
Adopted 4-1-030, 4-4-030B
Intent 4-4-030A
Interpretation
administrative 4-1-080A
conflicts, overlaps 4-1-080B
minimum requirements 4-1-080C
more restrictive standards to govern 4-1-080D
terminology 4-1-080E
Liability
city officer, employee 4-1-090A
disclaimer 4-1-090C
owner, builder 4-1-090B
Purpose 4-1-020
Revision process
applicability 4-9-025B
coordination authority 4-9-025D
exemption 4-9-025C
notice, comment periods 4-9-025G
purpose 4-9-025A
submittal forms required 4-9-025F
timing considerations 4-9-025E
Roles, responsibilities 4-1-050
Severability 4-1-120
Title 4-1-010
Title exclusivity, construction 4-1-130
Drainage standards
See also Flood hazards under Critical areas
Amendments to King County Surface Water Design
Manual Chapter 1 4-6-030E3
Authority 4-6-030B
Bonds, insurance
construction 4-6-030H1
liability policy 4-6-030H3
maintenance 4-6-030H2
required 4-6-030H
Flood, drainage, erosion area development restrictions
4-6-030D
Maintenance of facilities
by city 4-6-030I1
by owner 4-6-030J
notification of defect 4-6-030I2
Plan
conformance with design criteria, drafting standards
4-6-030F
requirements, analysis methods
additional 4-6-030E3
aquifer recharge, protection areas 4-6-030E2
content 4-6-030E1
review, approval
additional information 4-6-030G3
fees 4-6-030G2
timing, process 4-6-030G1
review procedures, tests 4-6-030K
submittal
when not required 4-6-030C2
when required 4-6-030C1
Purpose 4-6-030A
Violations, penalties 4-6-030N
Driveway regulations See Parking, loading, driveway
regulations
E
Energy code
See also Building code; International codes
Adopted 4-5-051
Enforcement
Purpose 4-1-100A
Responsibility, authority 4-1-100B
Environmental regulations
Violations
critical areas testing requirements 4-3-120C
enforcement officer 4-3-120A
penalties 4-3-120B
Environmental review committee
Authority, responsibilities 4-8-070E
Environmental review procedures
See also Critical areas
Appeals 4-9-070T
Applicability 4-9-070B
Applicable authority
hydraulic projects 4-9-070H1
successor agencies 4-9-070H2
Authority 4-9-070E
Fees
(Revised 11/07)Index - 6
Categorical exemptions
decision authority 4-9-070I3
effect 4-9-070I8
modifications 4-9-070I2
proposals
description 4-9-070I4
exempt, nonexempt actions 4-9-070I6
review criteria 4-9-070I5
statutes adopted by reference 4-9-070I1
timing for identification 4-9-070I7
Definitions
designated 4-9-070R2
statutes adopted by reference 4-9-070R1
Environmental checklist
city proposals 4-9-070K4
lead agency determination 4-9-070K2
optional review 4-9-070K5
private proposals 4-9-070K3
required when 4-9-070K1
threshold determination 4-9-070K2
Environmental impact statements
additional elements 4-9-070M8
information
effect of inadequate 4-9-070M7
required 4-9-070M6
nonexempt proposals 4-9-070M3
purpose 4-9-070M1
responsibility, preparation 4-9-070M4, 4-9-070M5
statutes adopted by reference 4-9-070M2
Existing environmental documents
purpose 4-9-070P1
statutes adopted by reference 4-9-070P2
Forms, statutes adopted by reference 4-9-070S
General requirements, statutes adopted by reference
4-9-070D
Interpretation 4-9-070C
Lead agency
determination 4-9-070F2
status, shared duties agreements 4-9-070F3
statutes adopted by reference 4-9-070F1
threshold determinations
city objections 4-9-070F5
effect 4-9-070F4
Notice, commenting
availability of records 4-9-070Q11
consolidation 4-9-070Q5
costs 4-9-070Q6
draft, supplemental EISs 4-9-070Q4
filing by facsimile 4-9-070Q10
form 4-9-070Q9
of actions establishing time limits 4-9-070Q7
publishing responsibility 4-9-070Q8
purpose 4-9-070Q1
statutes adopted by reference 4-9-070Q2
threshold determinations 4-9-070Q3
Purpose of provisions 4-9-070A
Sensitive areas
inapplicable SEPA exemptions 4-9-070J2
maps 4-9-070J1
threshold determinations 4-9-070J3
SEPA responsible official
consultation requests 4-9-070G3
designated 4-9-070G1
duties 4-9-070G2
SEPA substantive authority
basis 4-9-070O2
conditions 4-9-070O4
denials 4-9-070O5
policies, goals 4-9-070O3
recommendation of conditions 4-9-070O6
revising conditions, reconsideration 4-9-070O7
statutes adopted by reference 4-9-070O1
Threshold determination
changed, clarified proposals 4-9-070L6
DNS 4-9-070L7, 4-9-070L8
DS 4-9-070L8
early notice request 4-9-070L15
identification of impacts 4-9-070L2
mitigated DNS
authorized, issuance 4-9-070L5
effect 4-9-070L14
notice, comment period 4-9-070L11
mitigation measures
effect, enforcement 4-9-070L13
incorporation into DNS 4-9-070L10
specificity 4-9-070L9
nonexempt proposals 4-9-070L12
notice to applicant 4-9-070L4
statutes adopted by reference 4-9-070L1
time limits 4-9-070L3
Environmentally sensitive areas See Critical areas;
Environmental review procedures
Excavation regulations See Grading, excavation,
mining regulations
F
Fees
See also Specific Fee; System development charges
Drainage plans review 4-6-030G2
Extra designated 4-1-200
Land use permits 4-8-110C4
Lot line adjustments 4-7-060D
Open space, agricultural, timber lands 4-9-140C
Public art exemption procedures 4-9-160G4
Sanitary sewer connections 4-6-040E3
Shoreline permits 4-9-190E3
Signs 4-4-100D1, 4-4-100H9d
Street standards construction plan review 4-6-060N2
Underground storage tank secondary containment
regulations 4-5-120J5
Utility lines underground installation permit 4-6-090G4
Waiver
CD, RM-U, RM-T zones 4-1-210B
general 4-1-210A
procedures 4-9-250C3
Fences, hedges
Applicability 4-4-040B
Commercial, industrial standards
barbed wire fences 4-4-040E3
electric fences 4-4-040E2
location, height 4-4-040E1
special provisions 4-4-040E5
Compliance 4-4-040H
Height restrictions, review of variation 4-4-040F
Purpose 4-4-040A
Requirements
berms 4-4-040C2
grades 4-4-040C3
height, method of measurement 4-4-040C1
modifications 4-4-040C4
Residential standards
access gate 4-4-040D3
electric fences 4-4-040D4
height limits
corner lots 4-4-040D2
interior lots 4-4-040D1
Fire prevention fees
Index - 7 (Revised 12/05)
Special administrative permits
eligibility, application 4-4-040G1
evaluation criteria 4-4-040G2
Fire code
See also Building code
Adopted 4-5-070B
Alarms 4-5-070C49
Amendments
Appendix Chapter B 4-5-070C72
Chapter 1 4-5-070C1 – C17
Chapter 2 4-5-070C18
Chapter 3 4-5-070C19 – C22
Chapter 5 4-5-070C23 – C25
Chapter 6 4-5-070C26, C27
Chapter 8 4-5-070C28 – C31
Chapter 9 4-5-070C32 – C64
Chapter 14 4-5-070C65
Chapter 22 4-5-070C66
Chapter 27 4-5-070C67, C68
Chapter 33 4-5-070C69
Chapter 34 4-5-070C70, C71
Annual certification of monitoring system 4-5-070C71
Assistance from other agencies 4-5-070C5
Authority, responsibility 4-5-070C4
Automatic sprinkler systems 4-5-070C35
Automatic sprinkler systems in new buildings
4-5-070C46
Board of appeals 4-5-070C12
Decorations, trim 4-5-070C31
Decorative vegetation 4-5-070C30
Dry standpipes 4-5-070C53
Dwellings 4-5-070C45
Electrical code 4-5-070C27
Explosives, fireworks 4-5-070C69
Failure to comply 4-5-070C17
Fire department access roads 4-5-070C23
Fire flow requirements 4-5-070C72
Fire protection water supplies 4-5-070C25
Fire watch 4-5-070C65
Flaming food, beverages preparation 4-5-070C20
Floor control valves 4-5-070C50
Furnishings 4-5-070C28, C29
Group A occupancies 4-5-070C21
Group A, exception 4-5-070C55
Group A-1 4-5-070C36
Group A-2 4-5-070C37
Group A-3 4-5-070C38
Group A-4 4-5-070C39
Group B 4-5-070C56
Group B, F, H, S 4-5-070C41
Group E 4-5-070C40
Group E, exception 4-5-070C57
Group F, exception 4-5-070C58
Group M 4-5-070C42
Group M, exception 4-5-070C59
Group R 4-5-070C43
Group R-2, exception 4-5-070C61
Group R-3 4-5-070C44
Hazardous materials 4-5-070C10, C68
High rise building standpipes 4-5-070C52
Hydrants
accessibility 4-5-070D10
buildings more than 200 feet from street property line
4-5-070D12
commercial, business, industrial, manufacturing areas
annexed properties 4-5-070D2c
installation 4-5-070D2a
number, location 4-5-070D2b
contract for multiple uses 4-5-070D5
dead end mains 4-5-070D16
design, installation requirements 4-5-070D11
fire flow requirements 4-5-070D6
fire protection services
changes in use requiring increase 4-5-070D19
meter, detector 4-5-070D17
use restrictions 4-5-070D18
violation, penalties 4-5-070D20
installation timing 4-5-070D1b
location 4-5-070D9
number required 4-5-070D8
other area 4-5-070D3
plans required 4-5-070D1a
prohibited type 4-5-070D15
required 4-5-070D1
residential sprinkling 4-5-070D7
service, testing 4-5-070D14
special locations 4-5-070D4
upgrade to standards 4-5-070D1c
water system requirements 4-5-070D13
Indoor displays 4-5-070C22
Inspection, testing, maintenance 4-5-070C33
Installation acceptance testing 4-5-070C32
Legal defense 4-5-070C3
Location 4-5-070C63
Maintenance, inspection, testing 4-5-070C64
Manual fire alarm system 4-5-070C60
Materials classification 4-5-070C67
Multi-family complexes 4-5-070C62
NFPA 13R sprinkler systems 4-5-070C48
Notice of violation 4-5-070C13
Notice, responsibility 4-5-070C14
Obstructing operations 4-5-070C6
Open burning, recreational fires 4-5-070C19
Owner/occupant responsibility 4-5-070C11
Permits
extensions 4-5-070C8
fees 4-5-070C7
Portable fire extinguishers 4-5-070C54
Power tap defined 4-5-070C26
Pre-citation fees 4-5-070C15
Premises identification 4-5-070C24
Purpose 4-5-070A
Referenced codes, standards 4-5-070C1, C2
Shall defined 4-5-070C18
Sprinkler systems in remodeled buildings 4-5-070C47
Standpipe systems 4-5-070C51
Submittals 4-5-070C9
System out of service 4-5-070C34
Unattended self-service motor fuel-dispensing facility
4-5-070C66
Underground tanks 4-5-070C70
Violations, penalties 4-5-070C16
Fire department
Bureau of fire prevention
established 4-5-020B1
report 4-5-020B3
Fire marshal appointed 4-5-020B2
Inspectors appointed 4-5-020B4
Fire prevention fees
Per permit type 4-1-150B
Plan review, inspection 4-1-150A
Flood hazard regulations See Critical areas; Drainage
standards
Fuel gas code
(Revised 12/05)Index - 8
Fuel gas code
See also Building code
Adoption 4-5-100A
Amendments
Section 108.4 4-5-100C
Section 109.1 4-5-100B
Board of appeals 4-5-100B
Violations, penalties 4-5-100C
G
Garage
Location on steep slope, setback alternative 4-9-230
Garage sales
Applicability 4-4-050A
Conditions 4-4-050B
Violations, penalties 4-4-050C
Grading, excavation, mining regulations
Air, water discharges 4-4-060H7
Appeals 4-4-060R
Applicability 4-4-060B1
Application
annexed activities 4-4-060B3
existing activities 4-4-060B2
Bond 4-4-060D
Compliance with time periods 4-4-060B4
Conformance with state requirements 4-4-060C5
Cuts
conformance 4-4-060K1
drainage, terracing 4-4-060K3
slope, maximum 4-4-060K2
Drainage
conformance 4-4-060N1
disposal 4-4-060N4
minimum grade 4-4-060N4a
overland runoff 4-4-060N5
releases 4-4-060N4b
stream acceptance 4-4-060N4c
subsurface 4-4-060N3
terrace 4-4-060N2
capacity 4-4-060N2c
scouring 4-4-060N2b
settling ponds 4-4-060N2d
swales 4-4-060N2a
Dust, mud control 4-4-060H8
Emergency permits 4-4-060C9
Engineering grading requirements 4-4-060F
building division responsibilities 4-4-060F5
civil engineer responsibilities 4-4-060F2
engineering geologist responsibilities 4-4-060F4
fences, gates 4-4-060F6
reports 4-4-060F1
setbacks 4-4-060F7
soil engineer responsibilities 4-4-060F3
Fills
compaction 4-4-060L5
conformance, waivers 4-4-060L1
drainage, terracing 4-4-060L7
ground preparation 4-4-060L3
materials 4-4-060L4
slope, maximum 4-4-060L6
slope location 4-4-060L2
Final inspection, approval 4-4-060P2
Hydroseeding 4-4-060C4
Inspection, testing, reports 4-4-060E, 4-4-060G
Landscaping 4-4-060C1
Licenses See Permits, licenses
Maintenance, appearance 4-4-060H10
Noise levels 4-4-060H5
Notification
of changes of responsibility 4-4-060C7
of noncompliance 4-4-060C6
Permits, licenses
applicability 4-9-080B
exemptions 4-9-080C
major activity review process
applicability of other requirements 4-9-080F8
authority 4-9-080F1
inspection, enforcement 4-9-080F9
license 4-9-080F3
permit expiration, extension 4-9-080F10
permit required 4-9-080F2
permit review criteria 4-9-080F4
permit transferability 4-9-080F11
plan approval 4-9-080F6
relinquishing jurisdiction 4-9-080F7
reuse of site 4-9-080F5
minor activity review process
authority 4-9-080E1
license application 4-9-080E2
license issuance 4-9-080E4
permit revocation 4-9-080E5
work completion 4-9-080E3
required, fees 4-4-060Q
revocation 4-9-080G1
submittal requirements, fees 4-9-080D
violations, penalties 4-9-080G
Plans, reports
as-graded grading 4-4-060P1a
geologic grading 4-4-060P1c
required 4-4-060P1
soil grading 4-4-060P1b
Property location, setbacks 4-4-060H4
Purpose 4-4-060A
Safety 4-4-060H2
Scope 4-4-060B
Screening 4-4-060C2
Slopes
clearing, rounding tops 4-4-060H3
generally 4-4-060O1
maximum permitted 4-4-060H1
other devices, methods 4-4-060O2
top, toe setbacks 4-4-060J
Soil erosion, sedimentation 4-4-060H9
Solid waste fills
animal waste 4-4-060M10
applicable requirements 4-4-060M3
building debris, flammable material 4-4-060M8
bulk items 4-4-060M7
cell cover 4-4-060M5
compaction 4-4-060M6
drainage 4-4-060M13
location 4-4-060M4
prohibited activities 4-4-060M16
prohibited materials 4-4-060M12
reports
contents 4-4-060M2
required 4-4-060M1
special requirements 4-4-060M15
stabilization 4-4-060M9
treatment 4-4-060M11
water disposal 4-4-060M14
Stop work order 4-4-060C8
Stream courses 4-4-060C3
Land use permits
Index - 9 (Revised 11/07)
Surface water
adjacent bank slopes 4-4-060I3
depth of lakes 4-4-060I2
polluted, stagnant 4-4-060I1
Violations, penalties 4-4-060S
Work hours 4-4-060H6
Work in progress 4-4-060H
H
Hazardous materials See Aquifer protection areas;
Bulk storage facilities; Critical areas; Fire code
Hearing examiner
Appeals 4-8-070H4
Authority, duties 4-8-070H1
Interpretation 4-8-070H2
Recommendations 4-8-070H3
Hedges See Fences, hedges
Hobby kennels
See also under Zoning
License
appeals 4-9-100J
approval, issuance 4-9-100C
comment period 4-9-100E2
conditions 4-9-100G
decision criteria 4-9-100F
notification 4-9-100E1
revocation 4-9-100I1
submittal requirements, fees 4-9-100D
validity 4-9-100H
violations, penalties 4-9-100I
Home occupations
Applicability 4-9-090C
Business license
application 4-9-090F1
approval, issuance 4-9-090F3
comment period 4-9-090G3
renewal 4-9-090G4
required 4-9-090E
Compliance with conditions 4-9-090F2
Defined 4-9-090A
Exemptions 4-9-090C1
Inspection 4-9-090G2
Limitations
customer visits 4-9-090G6
hours 4-9-090G7
use 4-9-090G5
Notification to neighbors 4-9-090G1
Prohibited 4-9-090D
Purpose 4-9-090B
Qualification standards 4-9-090F4
Housing code
See also Building code
Adopted 4-5-080A
Procedures 4-5-080B
Hydrants See under Fire code
I
Improvement installation procedures deferral
Planning/building/public works approval
applicability 4-9-060C1
expiration 4-9-060C6
extension of time 4-9-060C7
plans
required 4-9-060C4
waiver 4-9-060C5
record 4-9-060C12
security
acceptable forms 4-9-060C8
binding 4-9-060C11
covenant option 4-9-060C9, 4-9-060C10
proceedings against 4-9-060C15
required 4-9-060C3
transferability 4-9-060C13, 4-9-060C14
Temporary occupancy permit
applicability 4-9-060B1
expiration 4-9-060B4
extension 4-9-060B5
security required 4-9-060B3
International codes
See also Specific Code
Adopted 4-5-010A
Amendments 4-5-010B
K
Kennels
See also Hobby kennels; Zoning
Conditional use permit decision criteria 4-9-030H
L
Land clearing See Tree retention, land clearing
Land use permits
Appeals
administrative decisions
applicability, authority 4-8-110E1
by examiner 4-8-110E7
complaint of noncompliance 4-8-110E5
content of hearing 4-8-110E6d
electronic transcript 4-8-110E6f
notice 4-8-110E6a
notice of hearing 4-8-110E6c
of examiner's decision 4-8-110E8
planning/building/public works department
4-8-110D
procedures 4-8-110E6
reconsideration 4-8-110E2
record required 4-8-110E6e
standing 4-8-110E3
time limits for filing 4-8-110E4
transmittal of records, reports 4-8-110E6b
authority 4-8-110B
city council
decision documentation 4-8-110F9
decision, remand 4-8-110F8
evaluation criteria 4-8-110F6
final 4-8-110F10
findings, conclusions 4-8-110F7
letters of support 4-8-110F3
notice 4-8-110F2
review procedures 4-8-110F5
time frame 4-8-110F1
transmittal of record 4-8-110F4
filing by facsimile 4-8-110C5
form, content 4-8-110C3
Growth Management Hearings Board 4-8-110I
limit on number 4-8-110C8
notice, fee 4-8-110C4
restrictions on subsequent actions 4-8-110C7
scope, purpose 4-8-110A
shoreline permit decisions
copy on file 4-8-110H3
filing place, time 4-8-110H2
standing 4-8-110H1
substantial development permits 4-8-110H4
Landscaping
(Revised 11/07)Index - 10
superior court
applicability 4-8-110G2
content 4-8-110G4
initiation, time limits 4-8-110G5
intent 4-8-110G1
other than land use decisions 4-8-110G6
standing 4-8-110G3
Applicability 4-8-020
Applications
complete 4-8-060D
filing 4-8-060C
hearing
closure, continuation 4-8-100F4
constitutes hearing by council 4-8-100F2
dismissal 4-8-100F5
required 4-8-100F1
rules 4-8-100F3
letter of completeness 4-8-060H
additional information 4-8-100C3
incomplete 4-8-100C2
timing 4-8-100C1
multiple submittals 4-8-060F
notices 4-8-100D
purpose 4-8-060A
report
content 4-8-100E1
timing 4-8-100E2
submittal, filing 4-8-100B
submittal waiver 4-8-060G
vesting 4-8-060B
Classifications
procedures 4-8-080G
purpose 4-8-080A
review
based on type 4-8-080B
multiple applications 4-8-080C
processes 4-8-080H
time frames
designated 4-8-080D
exclusions 4-8-080F
maximum permitted 4-8-080E
Council action 4-8-100K
Decision
conditions 4-8-100G3
expiration 4-8-100H
findings, copies on file 4-8-100G1
reconsideration 4-8-100G4
time extension for filing 4-8-100G2
Effect of issuance 4-8-030
Exemptions from state requirements
authority 4-8-050A
nonproject permits 4-8-050E
notification, procedure 4-8-050C, 4-8-050D
review process, time limits 4-8-050B
Extension 4-8-100I
Large scale, phased projects 4-8-100J
Notice
administrative decisions 4-8-090C
applicability 4-8-090A
city council decision 4-8-090F
development application 4-8-090B
failure to receive 4-8-090G
hearing examiner decision 4-8-090E
public hearing 4-8-090D
content 4-8-090D2
time 4-8-090D1
Preapplication meeting 4-8-100A
Purpose, intent 4-8-010
Responsibilities of specific bodies 4-8-070B
Review authority 4-8-070A
Submittal requirements 4-8-120
building applications 4-8-120B
definitions 4-8-120D
land use applications 4-8-120C
public works applications 4-8-120A
Types, classifications 4-8-040
Land uses See Zoning
Landscaping
See also Screening of equipment, storage sites; Tree
retention, land clearing
Applicability 4-4-070B
Berms 4-4-070E5
Compliance with standards 4-4-070D4
Damaged 4-4-070K
Deferral of improvements 4-4-070G
Drainage 4-4-070E3
Drought-resistant plants 4-4-070D7
Erosion control devices 4-4-070D11
Existing plants 4-4-070D6
Hazard avoidance 4-4-070D8
Installation 4-4-070F
Irrigation, underground system 4-4-070D12
Maintenance
failure 4-4-070J3
required 4-4-070J2
surety 4-4-070J1
Parking lot requirements 4-4-070D5
Pervious areas 4-4-070D2
Plans
modifications 4-4-070H
required 4-4-070C
Plants 4-4-070E4
Preservation of unique features 4-4-070D9
Purpose, intent 4-4-070A
Rear, side yards 4-4-070D3
Requirements 4-4-070D
Slopes 4-4-070D10
Soil 4-4-070E2
Street frontage 4-4-070D1
Surety 4-4-070I
Trees 4-4-070E1
Underground sprinkling system 4-4-070D10
Licenses
Grading, excavation, mining regulations 4-9-080F3
Hobby kennels 4-9-100C
Home occupations 4-9-090E
Lighting, exterior onsite
Appeals 4-4-075H
Applicability 4-4-075B
Building lights 4-4-075E1
Enforcement authority 4-4-075D
Exemptions 4-4-075C
Parking, display lot lighting 4-4-075E2
Purpose 4-4-075A
Standards
modifications 4-4-075F
variances 4-4-075G
Loading regulations See Parking, loading, driveway
regulations
Parking, loading, driveway regulations
Index - 11 (Revised 7/07)
M
Manufactured, mobile homes, parks
Applicability, conformance 4-9-110B
Authority, responsibility
building official 4-9-110C1
development services division 4-9-110C2
hearing examiner 4-9-110C3
Certificate of occupancy 4-9-110E8
Construction
permits required 4-5-030A
timing 4-9-110E7
Individual installation
insignia 4-5-030B3
permit required 4-5-030B1
requirements 4-5-030B2
License revocation 4-9-110J1
Maintenance
general 4-9-110G1
landscaping 4-9-110G2
Plan, application
copies, recommendations 4-9-110E2
extension, expiration 4-9-110H
modifications 4-9-110E5
notice 4-9-110E3
required 4-9-110E1
transmittal to hearing examiner 4-9-110E4
Purpose 4-9-110A
Review procedures 4-9-110E
Surety required 4-9-110E6
Violations, penalties 4-9-110J
Mechanical code
See also Building code
Adopted 4-5-090A
Board of appeals 4-5-090B
Mining regulations See Grading, excavation, mining
regulations
Mitigation fees
Designated 4-1-190
Mobile homes, parks See Manufactured, mobile
homes, parks
Modification procedures
Application 4-9-250D1
Center office residential 3 zone 4-9-250D3
Decision criteria 4-9-250D2
Purpose 4-9-250A3
N
National Electrical Code
See also Building code
Administration, enforcement 4-5-040C
Adoption
amendments, additions, exceptions 4-5-040C2
city electrical code 4-5-040A
Amendments 4-5-040D
Application 4-5-040C5
Inspections 4-5-040C7
Permit
required 4-5-040B
requirements, exemptions 4-5-040C6
Purpose of provisions 4-5-040C3
Scope 4-5-040C4
Temporary installation 4-5-040C8
Title 4-5-040C1
NE 4th business district
Applicability 4-3-040B3
Development standards 4-3-040F1
Map 4-3-040I
Nonconforming uses, structures
Animals 4-9-070
Critical areas 4-10-090
Permits pending valid 4-10-030
Rebuild approval permits
appeals 4-9-120K
applicability 4-9-120B
authority 4-9-120C
conditions 4-9-120H
duration, amortization periods 4-9-120I
granting, denial 4-9-120G
purpose 4-9-120A
review criteria
structures 4-9-120F
uses 4-9-120E
submittal requirements, fees 4-9-120D
Signs 4-10-080
Structures
alterations 4-10-050A3
enlargement 4-10-050A4
generally 4-10-050A
residential 4-10-050B
restoration 4-10-050A5
unsafe 4-10-050A2
vacant, abandoned 4-10-050A1
Uses
abandonment 4-10-060A
adult, amortization 4-10-060H
alterations 4-10-060E, 4-10-060F
changes 4-10-060C
extension, enlargement 4-10-060D
generally 4-10-060
relocation 4-10-060B
restoration 4-10-060G
Vesting 4-10-030
Violations, penalties 4-10-100
O
Occupancy permits
Applicability 4-9-130B
Certificate
application, issuance 4-9-130D
request, issuance 4-9-130C
Construction of improvements required 4-4-030E
Off-site improvements
Design standards 4-4-030D2
Permits 4-4-030D3
Required 4-4-030D1
Open space, agricultural, timber lands
Application fees
designated 4-9-140C
refund 4-9-140D
Open Space Taxation Act Rules adopted 4-9-140A
Overlay districts
See also Automall improvement district
Violations
enforcement officer 4-3-120A
penalties 4-3-120B
P
Parking, loading, driveway regulations
See also Street standards
Appeals 4-4-080M
Permits
(Revised 7/07)Index - 12
Applicability 4-4-080B1
Building permit required 4-4-080B5a
Buildings, new and additions 4-4-080B1a
Business license 4-4-080B5c
Calculation of number of spaces
distance measurement 4-4-080D2b
fractions 4-4-080D2a
seat measurements 4-4-080D2c
Change in use 4-4-080B1b(iv)
Changes in arrangement 4-4-080B4
Conformance 4-4-080B2
Deferral of improvements 4-4-080L1
Delay in installation of spaces 4-4-080L2a
Deliveries, shipments 4-4-080B1b(v)
Downtown core area
map 4-4-080C
outside 4-4-080B1b
within 4-4-080B1a
Driveways
angle 4-4-080I5
grades 4-4-080I6
joint use 4-4-080I7
location 4-4-080I1
number, maximum 4-4-080I4
spacing 4-4-080I2
width, maximum 4-4-080I3
Enforcement authority 4-4-080D1
Joint use
agreement required 4-4-080E3b
distance from use 4-4-080E3c
shopping center provisions 4-4-080E3d
when permitted 4-4-080E3a
Landscaping maintenance
bond 4-4-080H3
inspection 4-4-080H2
required 4-4-080H1
Loading spaces
clear area for doors
dock high 4-4-080J4
ground level 4-4-080J5
plan 4-4-080J2
projections into streets, alleys 4-4-080J3
required 4-4-080J1
Location requirements
joint use 4-4-080E3
off-site 4-4-080E2
on-site 4-4-080E1
Lot construction requirements
drainage 4-4-080G5
marking 4-4-080G3
surfacing
parking lots 4-4-080G1
storage lots 4-4-080G2
wheel stops 4-4-080G4
Lot design standards
access approval 4-4-080F3
aisle width
head-in parking (45 degree) 4-4-080F9d
head-in parking (60 degree) 4-4-080F9c
head-in parking (90 degree) 4-4-080F9b
parallel parking 4-4-080F9a
fire lanes
access to existing buildings 4-4-080F6f
applicability 4-4-080F6a
clearance, turning radii 4-4-080F6e
identification 4-4-080F6c
modifications 4-4-080F6g
surfacing, construction 4-4-080F6d
width, clearance 4-4-080F6b
landscaping
abutting right-of-way 4-4-080F7f
applicability 4-4-080F7a
approval 4-4-080F7d
bond 4-4-080F7k
dead, damaged 4-4-080F7n
exemptions 4-4-080F7b
failure to maintain 4-4-080F7m
general requirements 4-4-080F7e
installation 4-4-080F7j
maintenance assurance device 4-4-080F7l
parking lots 4-4-080F7h
storage lots 4-4-080F7g
submittal requirements 4-4-080F7c
underground irrigation system 4-4-080F7i
lighting 4-4-080F5
linkages 4-4-080F4
maneuvering space, right-of-way use 4-4-080F1
slopes, maximum 4-4-080F2
stalls
compact size, number 4-4-080F8c
customer/guest 4-4-080F8e
disabled 4-4-080F8f
lots, private garages, carports 4-4-080F8a
reduced length for overhang 4-4-080F8d
structured parking 4-4-080F8b
Modifications 4-4-080K
Number of spaces
interpretation 4-4-080F10a
joint use 4-4-080F10c(i)
modifications 4-4-080F10d, 4-4-080F10e
multiple uses 4-4-080F10b
required 4-4-080F10e
transportation management plans 4-4-080F10c(ii)
Occupancy permit 4-4-080B5b
Off-site parking
additional information 4-4-080E2c
agreement required 4-4-080E2b
distance to area 4-4-080E2e
fees 4-4-080E2d
transportation management plan exception
4-4-080E2f
when permitted 4-4-080E2a
On-site parking
boat moorage 4-4-080E1c
dwellings 4-4-080E1a
multi-family 4-4-080E1b
other uses 4-4-080E1d
Plans required 4-4-080B3
Purpose 4-4-080A
Reserved areas standards 4-4-080L2b
Permits
See also Specific Permit
Applications, review authority 4-8-070J
Aquifer protection areas 4-9-015
Bulk storage facilities 4-4-110C1
Conditional use 4-9-030K
Fire code 4-5-070C3
Grading, excavation, mining regulations 4-9-080F2
Manufactured/mobile homes, parks
construction 4-5-030A
individual installation 4-5-030B1
National Electrical Code 4-5-040B
Off-site improvements 4-4-030D3
Public use notification procedures
Index - 12.1 (Revised 1/08)
Railroad, utility line construction 4-9-170B
Routine vegetation management permits 4-9-195C1
Sanitary sewer connections 4-6-040E
Sewage disposal 4-6-040I1
Shoreline 4-9-190E2, 4-9-190G
Signs 4-4-100D1
Special
expirations, extensions 4-9-220E
location of garages within setbacks 4-9-230
purpose, authority 4-9-220A
review, decision criteria 4-9-220D
submittal requirements, fees 4-9-220C
Subdivision improvements 4-7-100C
Underground storage tank secondary containment
regulations 4-5-120J1
Utility construction 4-9-075B
Planned urban development regulations
Abandonment 4-9-150K2
Appeals
council decision 4-9-150L
hearing examiner decision 4-9-150I
Applicability 4-9-150B
Building, occupancy permits
final plan
conformance 4-9-150J1
minor adjustments 4-9-150J2
issuance 4-9-150J3
occupation of structures 4-9-150J4
Common facilities
installation 4-9-150E4a
maintenance 4-9-150E4b
Decision criteria 4-9-150D
Development standards 4-9-150E
Expiration 4-9-150K1
Final plan review
application submittal requirements, fees 4-9-150G2
building permits
authorization 4-9-150G7b
expiration 4-9-150G8a
construction authorized 4-9-150G7b
covenants 4-9-150G6a
modifications
major 4-9-150G5
minor 4-9-150G4
notice 4-9-150G3
phasing 4-9-150G8b
property owner's association 4-9-150G6b
review, approval 4-9-150G6
standards superimposed 4-9-150G7a
time limits 4-9-150G1
Merger of review 4-9-150H
Open space
common 4-9-150E1
installation 4-9-150E3a
maintenance 4-9-150E3b
private 4-9-150E2
Preliminary approval
application
filing 4-9-150F2
submittal requirements, fees 4-9-150F4
decision 4-9-150F8
effect 4-9-150F9
notice, comment period 4-9-150F5
phasing 4-9-150F6
processing 4-9-150F1
review
informal 4-9-150F3
process 4-9-150F7
zoning map revision 4-9-150F10
Purposes 4-9-150A
Responsibilities, duties
city council 4-9-150C4
development services division 4-9-150C1
hearing examiner 4-9-150C3
reviewing agencies 4-9-150C2
Resuming development of abandoned 4-9-150K3
Violations, penalties 4-9-150M
Planning/building/public works administrator
Authority, responsibilities 4-8-070C
Planning commission
Authority, responsibilities 4-8-070G
Plumbing code
See also Building code
Adopted 4-5-110A
Amendments
city 4-5-110C
Section 102.3 4-5-110C
state 4-5-110B
Violations, penalties 4-5-110C
Procedures, review criteria
See also Specific Procedure, Review Criteria
Violations, penalties 4-9-260
Property development standards
See also Zoning
Violations, penalties 4-4-150
Property tax exemptions
Multi-family housing, residential targeted area
amendment 4-1-220H
application
approval 4-1-220F
denial 4-1-220G
procedure 4-1-220E
cancellation 4-1-220L
certification
annual 4-1-220K
extension 4-1-220I
final 4-1-220J
definitions 4-1-220B
duration, limits 4-1-220C
eligibility 4-1-220D
extension
purpose 4-1-220A
sunset 4-1-220M
Public art exemption procedures
Appeals 4-9-160I
to hearing examiner 4-9-160I1
transmittal of file, report 4-9-160I2
Applicability 4-9-160B
Application 4-9-160E
Arts commission
application
fee 4-9-160G4
transferal 4-9-160G
determination of artist recognition 4-9-160G3
review, recommendation 4-9-160G1
role, duties 4-9-160G2
Certificate 4-9-160D
Criteria 4-9-160C
Final authority 4-9-160H
Review 4-9-160F
Public use notification procedures
Content 4-3-080B
Height standards applicability 4-3-080D
Meeting summary 4-3-080C
Public works fees
(Revised 1/08)Index - 12.2
Required 4-3-080A
Public works fees
See also System development charges
Construction permit
surface water 4-1-180D4
wastewater 4-1-180D4
water 4-1-180D1
work in right-of-way 4-1-180D5
Easements 4-1-180F
Equitable share charges
latecomer’s fees
applicability 4-1-180C1a
exemptions 4-1-180C1c
segregation 4-1-180C3
segregation criteria
administrative determination 4-1-180C3b
administrative fees 4-1-180C3b(viii)
applicability 4-1-180C3b(i)
charge determination 4-1-180C3b(v)
developed area 4-1-180C3b(vii)
fees 4-1-180C3b(ii)
full development 4-1-180C3b(vi)
interpretation 4-1-180C3b(ix)
minimum area 4-1-180C3b(iii)
plat, short plat 4-1-180C3a
remnant parcel 4-1-180C3b(iv)
special assessment district charges
applicability 4-1-180C1b
exemptions 4-1-180C1c
segregation 4-1-180C3
system development charges See System
development charges
Excess right-of-way use 4-1-180G
Franchise permits 4-1-180A
Latecomer’s agreement application 4-1-180B
Public works plan review, inspection 4-1-180E
Release of easement fees 4-1-180F
Street, alley vacations 4-1-180H
Street light system 4-1-180D6
Temporary utility connections 4-1-180I
Water meter fees
applicant installed 4-1-180D3
city installed 4-1-180D2
Puget Drive business district
Applicability 4-3-040B5
Development standards 4-3-040F1
Map 4-3-040K
R
Railroad, utility line construction permit
Grant, decision criteria 4-9-170D
Ordinary repairs 4-9-170C
Required, applicability 4-9-170B
Violations, penalties 4-9-170E
Rainier Avenue business district
Applicability 4-3-040B4
Development standards 4-3-040F2
Map 4-3-040J
Recreational vehicles
Use as habitation prohibited 4-4-030I
Recyclables See Refuse, recyclables standards
Refuse, recyclables standards
Appeals 4-4-090G
Applicability 4-4-090A
Approval of screening detail plan 4-4-090C11
Deposit areas, collection points
collocation 4-4-090C3
commercial, industrial, nonresidential developments
access 4-4-090E2
location 4-4-090E1
dimensions 4-4-090C1
gate opening, vertical clearance 4-4-090C9
location 4-4-090C2
multi-family residences
dispersal 4-4-090D3
distance from building entrances 4-4-090D5
location within structures 4-4-090D4
number 4-4-090D2
obstructing parking 4-4-090D7
site plan requirements 4-4-090D6
size 4-4-090D1
storage in required parking spaces 4-4-090D8
obstruction 4-4-090C4
screening 4-4-090C8
setbacks from residential areas 4-4-090C3
signage 4-4-090C6
size
manufacturing, other nonresidential developments
4-4-090E4
office, educational, institutional developments
4-4-090E3
retail developments 4-4-090E5
structure design 4-4-090C7
Exemptions 4-4-090B
Modifications 4-4-090F
Weather protection 4-4-090C10
Residential code
See also Building code; International codes
Adoption 4-5-055A
Amendments
city 4-5-055D
Section R110.1 4-5-055D1
Section R112.1 4-5-055D3
Section R113.4 4-5-055D2
state 4-5-055C
Appeals board 4-5-055D3
Applicability 4-5-055B
Certificate of occupancy 4-5-055D1
Violations, penalties 4-5-055D2
Rezones
Application 4-9-180B
Change of zone classification criteria 4-9-180F
Council review of ordinance
adoption 4-9-180G2
readings 4-9-180G1
Procedure when amendment not required 4-9-180D
Recommendation, adoption 4-9-180C
Resubmittal, time limits 4-9-180H
Submittal requirements, fees 4-9-180E
Routine vegetation management permits
Appeals 4-9-195E
Applicability 4-9-195C1
Applications
conditions 4-9-195D4
contents 4-9-195D2
submittal 4-9-195D1
time for review 4-9-195D3
Enforcement authority 4-9-195B
Exemptions 4-9-195C2
Expiration 4-9-195D5
Mechanical equipment use 4-9-195C1b
Procedures, review criteria 4-9-195D
Prohibited activities 4-9-195C3
Purpose 4-9-195A
Tree removal 4-9-195C1c
Shoreline master program
Index - 12.3 (Revised 1/08)
Undeveloped properties 4-9-195C1a
Violations, penalties 4-9-195F
S
Sanitary sewer standards
See also Cross connections; Water service
standards
Aquifer protection area requirements
zone 1 4-6-040J1
zone 2 4-6-040J2
Connections
private, public sewer
location 4-6-040H1
permit, supervision 4-6-040H2
to private system 4-6-040A1
Connection to city sewer
application, fees 4-6-040E3
permit
approval options 4-6-040E1
classes 4-6-040E2
required 4-6-040E
required 4-6-040A
Facilities improvements construction 4-6-040B
Private building sewer
barricades, safety requirements 4-6-040G10
grease, oil, sand interceptors
construction materials, standards 4-6-040G8c
maintenance 4-6-040G8d
required when 4-6-040G8a
type, capacity, location 4-6-040G8b
inspection 4-6-040G9
joints, connections 4-6-040G7
lesser slope 4-6-040G4
pipe
location, elevation 4-6-040G5
materials 4-6-040G2
restoration of public property 4-6-040G11
separate, independent 4-6-040G1
size, slope 4-6-040G3
surety bond 4-6-040G12
trenching standards 4-6-040G6
Public sewer
costs, damages 4-6-040F1
developer extension agreement 4-6-040F8
lift stations 4-6-040F6
manhole requirements
connections 4-6-040F5c
covers 4-6-040F5b
industrial wastes 4-6-040F5d
installation location 4-6-040F5a
pipe materials 4-6-040F3
standards 4-6-040F2
supervision 4-6-040F7
use of old 4-6-040F4
Septic tanks, privies, cesspools 4-6-040D
Service outside city 4-6-040C
Sewage disposal standards
abandonment requirements 4-6-040I6
discharge prohibition 4-6-040I4
health officer requirements 4-6-040I5
inspection, approval 4-6-040I2
maintenance 4-6-040I4
permit 4-6-040I1
standards, tests 4-6-040I3
School impact mitigation fees
Appeals, independent calculations 4-1-160G
Assessments 4-1-160E
Calculations 4-1-160D
Capital facilities plan adoption, updates 4-1-160J
City responsibility 4-1-160M
Definitions 4-1-160B
Exemptions, credits 4-1-160F
Fee schedule review 4-1-160K
Findings, authority 4-1-160A
Fund created 4-1-160L
Impact fee account 4-1-160H
Interlocal agreement 4-1-160I
Program elements 4-1-160C
Severability 4-1-160N
Screening of equipment, storage sites
See also Landscaping
Appeals 4-4-095J
Applicability
modifications to existing structures 4-4-095B2
new, replacement structures 4-4-095B1
Enforcement authority 4-4-095C
Loading areas, outdoor
commercial, industrial zones 4-4-095F2
multi-family zones 4-4-095F1
Purpose 4-4-095A
Retail sales, outdoor 4-4-095H
Roof-top equipment
additions to existing buildings 4-4-095E2
new construction 4-4-095E1
Storage, outdoor 4-4-095F3
Surface mounted equipment 4-4-095D
Variances 4-4-095I
Vehicle storage 4-4-095G
Secure community transition facilities
See also Zoning
Conditional use permit decision criteria 4-9-030I
Shoreline master program
Adopted 4-3-090A
Amendments 4-3-090C
process 4-3-090N2
time of review 4-3-090N1
Conservancy environment
acceptable activities, uses 4-3-090I4
areas designated 4-3-090I2
extent 4-3-090I3
objective 4-3-090I1
use regulations
commercial 4-3-090I5a
fish, game reserve, breeding 4-3-090I5b
industrial 4-3-090I5c
recreation 4-3-090I5d
residential 4-3-090I5e
roads 4-3-090I5g
utilities 4-3-090I5f
Environments designated
basis 4-3-090G2
maps 4-3-090G3
names 4-3-090G1
Natural environment
acceptable activities, uses 4-3-090H4
areas designated 4-3-090H2
dedication for flood storage 4-3-090H5
extent 4-3-090H3
objective 4-3-090H1
Purposes, priorities 4-3-090D
(Revised 1/08)Index - 12.4
This page left intentionally blank.
Sign regulations
Index - 13 (Revised 12/05)
Record, authenticity 4-3-090B
Urban environment
acceptable uses, activities 4-3-090J4
areas designated 4-3-090J2
extent 4-3-090J3
objective 4-3-090J1
use regulations
public access 4-3-090J5b
water-oriented activities 4-3-090J5a
Use regulations
airports, seaplane bases 4-3-090L1
applicability 4-3-090K1
aquaculture 4-3-090L2
boat-launching ramps 4-3-090L3
bulkheads 4-3-090L4
commercial developments 4-3-090L5
compatibility, design 4-3-090K3
dredging 4-3-090L6
environmental effects 4-3-090K2
industrial development 4-3-090L7
landfills 4-3-090L8
landscaping 4-3-090K6
marinas 4-3-090L9
mining 4-3-090L10
parking 4-3-090L11
piers, docks 4-3-090L12
public access 4-3-090K4
recreation 4-3-090L13
residential development 4-3-090L14
roads, railroads 4-3-090L15
shoreline facilities 4-3-090K5
stream alteration 4-3-090L16
trails 4-3-090L17
unique features, fragile areas 4-3-090K7
utilities 4-3-090L18
Violation, penalty 4-3-090O
Water bodies
classification
shorelines of statewide significance 4-3-090F1
shorelines of the state 4-3-090F2
jurisdiction, regulated 4-3-090E
Shoreline permits
Appeals 4-9-190H
Application
additional information 4-9-190F2
copies to other jurisdictions 4-9-190E6
denial, conditions 4-9-190E5
development discussion prior to submittal 4-9-190E1
form, content, fees 4-9-190E3
Bonds 4-9-190G
Conditional uses See Variances, conditional uses
Consistency with rules, regulations 4-9-190E4
Enforcement 4-9-190M
Exemptions
certificate application, procedures 4-9-190D
designated 4-9-190C
Required 4-9-190E2
Rescission
decision, final 4-9-190N5
hearing 4-9-190N4
notice
posting 4-9-190N3
required 4-9-190N2
upon noncompliance 4-9-190N1
Review
burden of proof 4-9-190F4
criteria 4-9-190F1
procedural amendments 4-9-190F3
Rulings to be filed 4-9-190K
Time requirements
applicability, modifications 4-9-190J1
construction
commencement 4-9-190J2
completion 4-9-190J3
review period 4-9-190J5
effective date 4-9-190J4
Transferability 4-9-190L
Variances, conditional uses
authority
appeals 4-9-190I2c
Department of Ecology 4-9-190I2b
hearing examiner 4-9-190I2a
time limit, validity 4-9-190I2c
decision criteria
conditional use 4-9-190I5b
variance 4-9-190I4b
interpretation 4-9-190I3
purpose 4-9-190I1
conditional use 4-9-190I5a
variance 4-9-190I4a
Violations, penalties
damages, redress 4-9-190P3
designated 4-9-190P1
injunction 4-9-190P2
Sidewalks See Street standards
Sign regulations
Appeals 4-4-100R
Appearance 4-4-100D4
Applicability 4-4-100B1
Business signs permitted where 4-4-100E5a
Churches, apartments, subdivisions, signs permitted
where 4-4-100E4a
City center requirements
applicability 4-4-100H2
letter size limitations
exemption 4-4-100H6b
maximum height 4-4-100H6a
map 4-4-100H3
modifications
authority, purpose 4-4-100H9a
fees 4-4-100H9d
review criteria 4-4-100H9b
variance 4-4-100H9c
nonresidential uses
category, type, number permitted 4-4-100H4b
purpose 4-4-100H1
size, height, location
awning 4-4-100H5e
canopy 4-4-100H5e
freestanding 4-4-100H5a
ground 4-4-100H5b
marquee 4-4-100H5e
multi-occupancy 4-4-100H5h
multiple building complex 4-4-100H5h
projecting 4-4-100H5d
secondary awning 4-4-100H5g
secondary projecting 4-4-100H5g
secondary wall 4-4-100H5g
under awning 4-4-100H5f
under canopy 4-4-100H5f
under marquee 4-4-100H5f
wall 4-4-100H5c
standards
awning 4-4-100H4b
Sign regulations
(Revised 12/05)Index - 14
canopy 4-4-100H4b
freestanding 4-4-100H4b
ground 4-4-100H4b
marquee 4-4-100H4b
multi-occupancy building 4-4-100H4b
multiple building complex wall 4-4-100H4b
projecting 4-4-100H4b
secondary awning without illumination
4-4-100H4b
secondary projecting without illumination
4-4-100H4b
secondary wall without illumination 4-4-100H4b
under awning 4-4-100H4b
under canopy 4-4-100H4b
under marquee 4-4-100H4b
wall 4-4-100H4b
temporary signs 4-4-100H8
type, number permitted 4-4-100H4
churches 4-4-100H4a
residential uses 4-4-100H4a
schools 4-4-100H4a
Design, construction requirements
allowed stresses 4-4-100K5
anchorage 4-4-100K10
approved plastics 4-4-100K13
clearance
from fire escapes, exits, standpipes 4-4-100K18
from high voltage power lines 4-4-100K17
clearance, projection 4-4-100K16
combined loads 4-4-100K4
combustible materials restrictions 4-4-100K8
display surfaces 4-4-100K11
electrical wiring 4-4-100K15
generally 4-4-100K1
glass panel size, thickness, type 4-4-100K12
materials 4-4-100K7
nonstructural trim 4-4-100K9
obstruction of openings 4-4-100K19
seismic loads 4-4-100K3
structural supports 4-4-100K6
supports 4-4-100K20
welding 4-4-100K14
wind loads 4-4-100K2
Design standards
awning, canopy, marquee signs
applicability 4-4-100N1
location 4-4-100N2
UBC requirements 4-4-100N2
electric signs
identification of installer, date of installation
4-4-100O3
installation 4-4-100O2
label of testing agency 4-4-100O4
materials 4-4-100O1
projecting signs 4-4-100M
under awning, canopy, marquee signs
location, size outside city center 4-4-100N3b
location, size within city center 4-4-100N3c
number 4-4-100N3a
Enforcement authority 4-4-100B4
Exemptions 4-4-100B5
Freestanding, in commercial, industrial zones
4-4-100E5j
Height limits
outside city center 4-4-100E3b
within city center 4-4-100E3a
Home occupations, signs permitted where 4-4-100E4b
Inspections 4-4-100B3, 4-4-100P
Large retail centers, signs permitted where 4-4-100E5e
Lighting 4-4-100D5
Location limitations 4-4-100E2
Maintenance 4-4-100D3
Marquee signs permitted where 4-4-100E5b
Method for calculating area 4-4-100D2
Motor vehicle dealerships
outside Automall area, signs permitted where
4-4-100E5g
within Automall area, signs permitted where
4-4-100E5f
Nonconforming 4-4-100D7
Parks, recreation facilities signs 4-4-100E4d
Permits
exceptions 4-4-100B6
fees 4-4-100D1
required 4-4-100B2
Permitted 4-4-100E1
commercial, industrial zones 4-4-100E5
residential, commercial, industrial zones 4-4-100E4
Portable See Temporary, portable signs
Prohibited 4-4-100C, 4-4-100E1
Projections
annual sign permit required 4-4-100L5
identification of installer, date of installation 4-4-100L3
liability insurance 4-4-100L4
right-of-way
additional allowances 4-4-100L2c
allowed 4-4-100L2
awnings 4-4-100L2c(iii)
building canopies 4-4-100L2c(iii)
marquee 4-4-100L2b, 4-4-100L2c(iii)
projecting 4-4-100L2c(ii)
wall 4-4-100L2a, 4-4-100L2c(i)
setbacks 4-4-100L1
Public facilities signs 4-4-100E4d
Public right-of-way
city-sponsored signs 4-4-100I1
directional signs for nonpublic buildings
appeal 4-4-100I3b
installation 4-4-100I3c
request 4-4-100I3a
directional signs for public buildings 4-4-100I2
residential open house sign 4-4-100I4
Purpose 4-4-100A
P-1 zone requirements
height, setback restrictions 4-4-100G3
illumination, location 4-4-100G4
off-premises advertising 4-4-100G5
size 4-4-100G2
type 4-4-100G1
Real estate signs See under Temporary, portable signs
Removal upon closure of business
outside city center 4-4-100D6b
outside of city center 4-4-100D6a
Requirements 4-4-100D
School signs 4-4-100E4d
Shopping centers, signs permitted where 4-4-100E5d
Shoreline areas
location, size, type limitations 4-4-100F2
prohibited signs 4-4-100F3
view impairment 4-4-100F1
Special requirements for secondary uses, signs
permitted where 4-4-100E5i
Subdivision identification, signs permitted where
4-4-100E5h
Street standards
Index - 15 (Revised 3/06)
Temporary, portable signs
A-frame
closing business, sign removal required
4-4-100J5g
confiscation authorized 4-4-100J5k
construction specification, materials 4-4-100J5d
insurance, hold harmless agreements 4-4-100J5j
landscaping alterations 4-4-100J5f
locations 4-4-100J5b
maintenance, appearance 4-4-100J5e
number 4-4-100J5a
permit display 4-4-100J5h, 4-4-100J5i
permit validity 4-4-100J5l
size 4-4-100J5c
cloth signs
projection over public property/right-of-way
4-4-100J1c
support, perforation 4-4-100J1b
display of permit number 4-4-100J1a
event signs
applicability 4-4-100J6a
permit required 4-4-100J6c
placement limitations 4-4-100J6e
time limitations 4-4-100J6d
types allowed 4-4-100J6b
garage sale 4-4-100J3
permitted where 4-4-100E4c
political
location 4-4-100J4a
removal 4-4-100J4c
size 4-4-100J4b
real estate 4-4-100J2
requirements 4-4-100J1
Under marquee signs permitted where 4-4-100E5c
Variances 4-4-100S
Violations
compliance required 4-4-100T1
confiscated signs 4-4-100T3
penalty 4-4-100U
removal, storage of illegal signs 4-4-100T2
Site development plan review
Adjustments
major 4-9-200J
minor 4-9-200I
Appeals 4-9-200N
Applicability 4-9-200B
Application
environmental review
appeal 4-9-200G10
hearing required when 4-9-200G9
generally 4-9-200G1
notice to applicant 4-9-200G6
planned action ordinance applicability 4-9-200G8
preapplication conference 4-9-200G2
public notice, comment period 4-9-200G4
review, circulation 4-9-200G5
revisions, modifications 4-9-200G7
submittal requirements, fees 4-9-200G3
Approval
administrative 4-9-200G11
hearing examiner 4-9-200G12
Binding site plan merger
See also Binding site plans under Subdivisions
procedures 4-9-200H
Building permit timing 4-9-200K
Circulation, access 4-9-200F3
Conditional use permit, combination with 4-9-030M
Decision criteria
airport influence area 4-9-200E4
COR zones 4-9-200E2
generally 4-9-200E1
UC-N1, UC-N2 zones 4-9-200E2, 4-9-200E3
waiver 4-9-200E5
Design guideline compliance 4-9-200F7
Exemptions 4-9-200C
Expiration, extension of approval 4-9-200L
Hazardous waste treatment, storage facilities 4-9-200F5
Hearing criteria 4-9-200D
Hearing examiner
conditions, modifications
acceptance 4-9-200G13d
authority 4-9-200G13c
decision 4-9-200G13b
denial of plan 4-9-200G13e
hearing date 4-9-200G13a
Impacts
proposed site plan to site 4-9-200F2
surrounding properties, uses 4-9-200F1
Master plan
applicability 4-9-200B1
exemptions 4-9-200C1
hearing 4-9-200D1
purpose, intent 4-9-200A1
Phased projects
applicability of zoning regulations 4-9-200M4
approval 4-9-200M2
permitted, application 4-9-200M1
time limits
expiration 4-9-200M3
specificity required 4-9-200M2
Purpose, intent 4-9-200A
Signage 4-9-200F4
Site plan review
applicability 4-9-200B2
exemptions 4-9-200C2
expiration, extension of approval 4-9-200L2
hearing 4-9-200D2
purpose, intent 4-9-200A2
Street frontage landscaping 4-9-200F6
Special districts See Overlay districts
State Environmental Policy Act (SEPA) See
Environmental review procedures
Storage lots, outside
See also under Zoning
Screening
fencing 4-4-120A2
landscaping 4-4-120A1
required 4-4-120A
Surfacing 4-4-120B
Street plan
Adopted 4-6-050
Street standards
See also Parking, loading, driveway regulations
Alleys
access 4-6-060H1
minimum design standards 4-6-060H2
Appeals 4-6-060T
Applicability 4-6-060C
Approval of improvements 4-6-060L
Authority 4-6-060B
Construction bond
conversion to maintenance bond 4-6-060P3
instructions to escrow 4-6-060P2
required 4-6-060P1
Subdivisions
(Revised 3/06)Index - 16
Construction plans review
cost estimate 4-6-060N3
fees 4-6-060N2
submittal
required 4-6-060N1
requirements 4-6-060N2
Dead ends
cul-de-sacs 4-6-060G4
permitted when 4-6-060G1
secondary access 4-6-060G5
turnaround design 4-6-060G3
types, minimum standards 4-6-060G2
waivers 4-6-060G6
Definitions 4-6-100
Design standards
arterial streets 4-6-060F4
curves 4-6-060F8
downtown core area 4-6-060F9
grades 4-6-060F5
length of improvements 4-6-060F3
level of improvements 4-6-060F1
minimum improvements designated 4-6-060F2
pavement thickness 4-6-060F6
sidewalks 4-6-060F7
Exemptions 4-6-060D
Half street improvements
dedications for completion 4-6-060R2c
minimum design standards 4-6-060R2b
permitted when 4-6-060R2a
Inspections 4-6-060O
Latecomer’s agreements
authorized 4-6-060Q1
procedure 4-6-060Q2
Lighting standards
average maintained illumination 4-6-060I1
guidelines 4-6-060I3
uniformity ratios 4-6-060I2
Plan drafting, surveying standards 4-6-060M
Private streets
easement 4-6-060J4
installation prior to plat recording 4-6-060J5
minimum standards 4-6-060J2
permitted when 4-6-060J1
signs 4-6-060J3
Purpose 4-6-060A
Right-of-way dedications
amount 4-6-060E2
reduced
additional easements 4-6-060R3b
permitted when 4-6-060R3a
required 4-6-060E1
waiver 4-6-060E3
Shared driveways 4-6-060K
Violations, penalties 4-6-060U, 4-6-110
Subdivisions
Administration, authority
administrator 4-7-020B
city council 4-7-020D
hearing examiner 4-7-020C
planning/building/public works department 4-7-020A
Amendments 4-7-080M
Annexations with preliminary plat approval 4-7-090
density requirements 4-7-090B1
expiration date 4-7-090C
final plat procedures 4-7-090E
findings 4-7-090B
improvements
bonding option 4-7-090D
public works 4-7-090B2
staff review 4-7-090A
Application procedures 4-7-050D
lot line adjustment 4-7-050B
short subdivisions 4-7-050C
Binding site plans
access
See also design standards
requirements 4-7-230G
alteration 4-7-230Q1
appeals 4-7-230P
applicability 4-7-230B
application requirements 4-7-230E
approval 4-7-230C
condominium sites
applicability 4-7-230D1
approval 4-7-230D2
design standards
dedication statement 4-7-230D3
legal lots 4-7-230D1
shared conditions 4-7-230D5
street access 4-7-230D2
utilities access 4-7-230D4
development agreement merger 4-7-230J
effect
enforcement 4-7-230N3
legal lots of record 4-7-230N2
vesting 4-7-230N1
expiration
extension 4-7-230O3
extension, phased projects 4-7-230O4
period 4-7-230O1
period, merged approvals 4-7-230O2
improvements
phasing 4-7-230F2
required 4-7-230F1
permits
processing 4-7-230H1
review authority 4-7-230H2
planned urban development 4-7-230D3
purpose 4-7-230A
review
action 4-7-230K1
approval 4-7-230K2
approval with modifications 4-7-230K3
denial 4-7-230K5
hearing examiner referral 4-7-230K4
reconsideration 4-7-230K6
right-of-way dedication 4-7-230L
site plan merger
See also Site plan review
concurrent 4-7-230I2
previously approved 4-7-230I1
survey, recording
approval required 4-7-230M1
filing 4-7-230M2
vacation 4-7-230Q2
City council action 4-7-080K
Compatibility with existing land use, plan
streets 4-7-120A, 4-7-120B
trails 4-7-120C
Conflicts 4-7-010D
Conformance with state regulations 4-7-010E
Copies to other agencies 4-7-080G
System development charges
Index - 17 (Revised 1/08)
Environmental considerations
action not a taking 4-7-130B
native growth protection area 4-7-130C2
purpose 4-7-130A
streams 4-7-130C4
trees 4-7-130C3
unsuitable lands 4-7-130C1
Exceptions 4-7-040
Expiration, extensions 4-7-080L
Final plat
application submittal, fees 4-7-110A
approval by council 4-7-110C
copies to other agencies 4-7-110B
expiration date 4-7-110F
monuments 4-7-110D
signing, filing 4-7-110E
Health agency recommendation 4-7-080J
Hearing
notice 4-7-080I2
required 4-7-080I1
Hillside
procedures 4-7-220B
purpose 4-7-220A
standards
application information 4-7-220C1
erosion control requirements 4-7-220C5
grading 4-7-220C2
lots 4-7-220C4
streets 4-7-220C3
Improvements
inspection, acceptance 4-7-100B
permits 4-7-100C
prior to final recording 4-7-100D
required 4-7-100A
Industrial, commercial blocks, lots 4-7-180
corners at intersections 4-7-180A
side lot lines 4-7-180C
size, orientation 4-7-180B
Lot line adjustments
expiration period 4-7-060H
fees 4-7-060D
principles of acceptability 4-7-060B
purpose 4-7-060A
recording 4-7-060F
review, decision 4-7-060E
submittal requirements 4-7-060C
transfer of title 4-7-060G
Monuments 4-7-210A
Notification
other jurisdictions 4-7-030A
state highways 4-7-030B
Parks, open space 4-7-140
Preapplication meeting
procedures 4-7-080D
required 4-7-050A
Preliminary plat
application 4-7-080E
meeting 4-7-080F
Principles of acceptability 4-7-080B
Public use, service areas 4-7-190
community assets 4-7-190B
utility easements 4-7-190A
Purpose 4-7-010B, 4-7-080A
Residential blocks
walkways, crosswalks 4-7-160B
width 4-7-160A
Residential lots
access requirements 4-7-170B
arrangement 4-7-170A
corners at intersections 4-7-170E
pipestem 4-7-170F
size 4-7-170C
width 4-7-170D
Scope 4-7-010C1, 4-7-080C
Segregations
approval required 4-7-010C2
calculation 4-7-010C2a
Short subdivisions
administrative guidelines 4-7-070O
appeal 4-7-070I
copies to other agencies 4-7-070F
expiration period 4-7-070M
improvements required 4-7-070J
limitations 4-7-070N
preapplication plan review 4-7-070D
principles of acceptability 4-7-070B
public notice 4-7-070G
purpose 4-7-070A
review, decision 4-7-070H
scope 4-7-070C
short plat map
filing process 4-7-070L
submittal requirements 4-7-070K
submittal requirements 4-7-070E
Street name signs 4-7-210C
Street requirements
alignment 4-7-150D
alley access 4-7-150E5
alternative configurations 4-7-150E6
arterials, intersections 4-7-150C
connections 4-7-150E4
cul-de-sacs 4-7-150E7
exceptions 4-7-150E3
extensions, dedications 4-7-150G
grid pattern 4-7-150E1
linkages 4-7-150E2
names 4-7-150B
relationship to existing system 4-7-150A
rights-of-way improvements 4-7-150F
Survey standards 4-7-210B
Time limitation for approval 4-7-080H
Title 4-7-010A
Utilities installation
cable TV conduits 4-7-200E
latecomer's agreements 4-7-200F
sanitary sewers 4-7-200A
storm drainage 4-7-200B
underground utilities 4-7-200D
water system 4-7-200C
Variances 4-7-240
Violations, penalties 4-7-250
Sunset business district
Applicability 4-3-040B2
Development standards 4-3-040F1
Map 4-3-040H
Sureties See Bonds
Surface water See Drainage standards
System development charges
See also Public works fees
Applicability 4-1-180C2a
Designated 4-1-180C2b
Examples 4-1-180C2c
Exemptions 4-1-180C2d
Temporary use permits
(Revised 1/08)Index - 18
T
Temporary use permits
Approval conditions 4-9-240J
Compliance with fire, building codes 4-9-240K
Decision criteria 4-9-240H
Exemptions 4-9-240B1
Expiration, extension 4-9-240L
Manufactured homes in medical hardship cases 4-9-240I
Permitted uses 4-9-240C
Public notice, comment period 4-9-240E
Purpose 4-9-240A
Removal of evidence of use 4-9-240M
Review, approval 4-9-240G
Revocation 4-9-240O
Security required 4-9-240N
Submittal requirements, fees 4-9-240D
Waiver of requirements, fees 4-9-240F
Timber lands See Open space, agricultural, timber
lands
Transportation concurrency requirements
Appeal of project application denial 4-6-070H
Applicability 4-6-070C1
Authority, purpose 4-6-070A
Capacity inquiry 4-6-070I
Definitions 4-6-070B
Exemptions 4-6-070C2
Reconsideration of test
authorized, request 4-6-070G2
notification 4-6-070G1
options to achieve 4-6-070G4
suspension of time limit 4-6-070G5
timing 4-6-070G3
Review process
test
failure 4-6-070D3
required 4-6-070D1
written finding 4-6-070D2
Written finding
expiration 4-6-070F
transferability 4-6-070E
Travel trailers
Use as habitation prohibited 4-4-030I
Tree retention, land clearing
See also Landscaping
Applicability 4-4-130B
Authority, interpretation 4-4-130E1
Independent review 4-4-130E2
Performance standards
conformance required 4-4-130H3
construction requirements 4-4-130H8
critical areas restrictions 4-4-130H6
ground cover retention 4-4-130H7
maintenance 4-4-130H9
plan required 4-4-130H2
protected tree retention 4-4-130H1
review criteria 4-4-130H4
timing 4-4-130H5
Permits required
land development 4-4-130F1
mechanical equipment use 4-4-130F3
routine vegetation management
See also Routine vegetation management
permits
process 4-4-130G
undeveloped properties 4-4-130F2
timber stand maintenance 4-4-130F4
tree cutting 4-4-130F5
Prohibited activities
critical areas 4-4-130D2
generally 4-4-130D1
native growth protection areas 4-4-130D3
Purpose of provisions 4-4-130A
Removal activities allowed 4-4-130C
Variances 4-4-130I
Violations
damage liability 4-4-130J2
penalties 4-4-130J1
replacement 4-4-130J4
restoration 4-4-130J3
stop work order 4-4-130J5
U
Underground storage tank secondary containment
regulations
Abandonment 4-5-120J3
Applicability 4-5-120D
Closure requirements
Department of Ecology notification 4-5-120L3c
exception 4-5-120L2
fire code compliance 4-5-120L3a
permanent
applicability 4-5-120L5a
compliance 4-5-120L5b
demonstration to fire code official 4-5-120L5e
standards, requirements for tank abandonment
4-5-120L5d
standards, requirements for tank removal
4-5-120L5c
proposal 4-5-120L3b
required 4-5-120L1
temporary
applicability 4-5-120L4a
exception 4-5-120L4b
inspection 4-5-120L4e
modification of monitoring 4-5-120L4d
plan required 4-5-120L4f
standards, requirements 4-5-120L4c
Compliance with fire code 4-5-120C
Definitions 4-5-120G
Exclusions 4-5-120E
Existing installations
continuation 4-5-120I1
failure to monitor 4-5-120I6
leaks 4-5-120I2
monitoring standards
annual certification 4-5-120I3e
fire department approval 4-5-120I3c
objective 4-5-120I3b
system required 4-5-120I3a
Utility lines underground installation
Index - 19 (Revised 11/07)
system requirements 4-5-120I3d
system evaluation criteria 4-5-120I4
tests 4-5-120I5
Fire code official, department authority, responsibility
4-5-120F
Inspections, compliance 4-5-120F
Intent 4-5-120B
New facilities
monitoring program 4-5-120H5
response plan
content 4-5-120H6b
required 4-5-120H6a
standards 4-5-120H2
Permits
closure procedure 4-5-120J4
conditions
monitoring records 4-5-120J6b
notification of changes, release 4-5-120J6a
expiration 4-5-120J7
fee 4-5-120J5
implementation plan 4-5-120J10
information required 4-5-120J2
inspection 4-5-120J9
required 4-5-120J1
transferability 4-5-120J8
Purpose 4-5-120A
Release reporting
cleanup reports 4-5-120K4
other releases 4-5-120K1b
recording required
content of report 4-5-120K2c
permit revocation 4-5-120K2e
reportable when 4-5-120K2g
review, inspection 4-5-120K2d
secondary container deterioration 4-5-120K2f
time limits 4-5-120K2b
release requiring recording defined 4-5-120K2a
releases to secondary containers 4-5-120K1a
required 4-5-120K1
time limits
notification 4-5-120K3a
report, contents 4-5-120K3b
Standards
applicability 4-5-120H1
primary containers, double-walled storage tanks
4-5-120H3
secondary containers 4-5-120H4
Variances 4-5-120M
Uniform codes
See also Specific Code
Adopted 4-5-010A
Amendments 4-5-010B
City clerk authority, duties 4-5-020C
Copies on file 4-5-020C
Urban design regulations
Administrative authority 4-3-100D2
Appeals 4-3-100N
Applicability 4-3-100B
Buildings
architectural design 4-3-100I
character, massing 4-3-100I1
entries 4-3-100E3
ground-level details 4-3-100I2
illustrations 4-3-100I5
location, orientation 4-3-100E2
materials 4-3-100I4
roof lines 4-3-100I3
District map 4-3-100B4
Exemptions 4-3-100C
Gateways 4-3-100E6
Illustrations 4-3-100E7
Landscaping
illustrations 4-3-100H3
standards 4-3-100H1
Lighting 4-3-100K
Parking
access 4-3-100F4
design standards 4-3-100F2
garages, parking structures 4-3-100F3
illustrations 4-3-100F5
location 4-3-100F1
Pedestrian environment
amenities 4-3-100G3
circulation 4-3-100G2
illustrations 4-3-100G4
parking lots, pathways 4-3-100G1
Purpose 4-3-100A
Recreation areas, common open space
illustrations 4-3-100H3
standards 4-3-100H2
Review process 4-3-100D1
Service element location, design 4-3-100E5
Signage 4-3-100J
Site design, street pattern 4-3-100E1
Standards modification 4-3-100L
Transition to surrounding development 4-3-100E4
Urban separator overlay
Administration 4-3-110D
Applicability 4-3-110B
Maps 4-3-110C
Purpose 4-3-110A
Regulations 4-3-110E
Utilities
Construction
fees 4-9-075C1
permit required 4-9-075B
submittal requirements 4-9-075C2
Franchise required 4-9-075A
Utility extensions
Across full width of property
required 4-6-010B
sanitary sewer exception 4-6-010B1
Construction standards, conditions 4-6-010A
Oversizing 4-6-010C
Utility fees
See Public works fees; System development
charges
Utility lines underground installation
Applicability 4-6-090B
As-built
drawings 4-6-090G7
plans 4-6-090G6
Conversion from above-ground service
business centers, industrial areas 4-6-090E2a
costs 4-6-090F
disconnection
applicability of provisions 4-6-090E3g
decision 4-6-090E3f
due to failure 4-6-090E3b
hearing 4-6-090E3d, 4-6-090E3e
objections, filing 4-6-090E3c
notice 4-6-090E3a
property abutting underground project 4-6-090E3
required when 4-6-090E2
Utility standards
(Revised 11/07)Index - 20
retail business, public facilities 4-6-090E2b
time limits 4-6-090E2
Definitions 4-6-090D
Design standards
above-ground installation 4-6-090H7
applicability 4-6-090H1
coordination with other facilities 4-6-090H2
grading of streets 4-6-090H5
joint trenches 4-6-090H6f
authorized 4-6-090H6a
notice 4-6-090H6d
notice to utilities not involved 4-6-090H6e
owner responsibility 4-6-090H6c
permit issuance delay 4-6-090H6b, 4-6-090H6f
street lighting 4-6-090H3
wheel load requirements 4-6-090H4
Exemptions 4-6-090C
Permits
inspection fees 4-6-090G4
overhead 4-6-090G2
overhead pole lines 4-6-090G3
prior screening, setback approval 4-6-090G5
underground 4-6-090G1
Purpose 4-6-090A
Right-of-way dedications, easements 4-6-090E1c
Service
extensions, rebuilds 4-6-090E1b
new 4-6-090E1a
Variances 4-6-090I
Utility standards
Definitions 4-6-100
Violations, penalties 4-6-110
V
Variances
Application
decision criteria 4-9-250B5
filing 4-9-250B2
public notice, comment period 4-9-250B4
submittal requirements, fees 4-9-250B3
Aquifer protection areas 4-9-250B7
Authority, applicability
administrative 4-9-250B1c
hearing examiner 4-9-250B1a
Critical areas 4-9-250B6
Conditions of approval 4-9-250B14
Expiration 4-9-250B16
Extension 4-9-250B17
Flood hazard areas 4-9-250B8
Hearing, continuation 4-9-250B12
Planning/building/public works administrator findings,
decision
announcement 4-9-250B13a
notice 4-9-250B13b
record 4-9-250B13d
Purpose 4-9-250A1
Structures over piped systems 4-9-250B11
Utilities in critical areas 4-9-250B10
Wetlands 4-9-250B9
Ventilation and indoor air quality code
See also Building code; International codes
Adopted 4-5-051
Violations
Appeals 4-1-110F
Approval revocation, modification 4-1-110D
Illegal 4-1-110A
Permit suspension, revocation 4-1-110E
Proceedings initiation 4-1-110C
Remedies, penalties 4-1-110B
W
Waiver procedures
Application, fee 4-9-250C3
Street improvements
authority 4-9-250C2
decision criteria 4-9-250C5
Water service standards
See also Cross connections; Sanitary sewer
standards
Compliance 4-6-080A
Connection
alternate service 4-6-080E
failure 4-6-080C1c
notice 4-6-080C1b
prior to street paving 4-6-080C1a
separate service 4-6-080D
to water main 4-6-080C
without permission 4-6-080B
Meter
removal, re-installation 4-6-080J
size 4-6-080I
Pipe requirements
conformance 4-6-080H6
installation depth 4-6-080H3
materials 4-6-080H1
pressure tolerance 4-6-080H4
size 4-6-080H2
sterilization 4-6-080H5
Reporting responsibility to utilities engineer 4-6-080A1
Responsibility of utilities engineer 4-6-080C1
Stub service installation 4-6-080K
Supervision of extensions 4-6-080G
Use for construction purposes 4-6-080F
Wetlands See Critical areas; Environmental review
procedures
Wireless communication facilities
See also Zoning
Advertising 4-4-140F6
Airport restrictions 4-4-140H
Authority 4-4-140D
Building standards 4-4-140F7
Collocation
efforts
cooperation 4-4-140J2
reasonable 4-4-140J3
evaluation of existing support structures 4-4-140J1
Compliance with federal act 4-4-140E
Conditional use permit decision criteria 4-9-030J
Equipment shelters, cabinets
public right-of-way 4-4-140F9
standards 4-4-140F1
Exemptions 4-4-140C
Fencing 4-4-140F4
Goals 4-4-140B
Lattice towers See specific types under Standards
Lighting 4-4-140F5
Macro, micro, mini facility See specific types under
Standards
Monopoles See specific types under Standards
Noise levels 4-4-140F3
Obsolescence 4-4-140I
Permit limitations
compliance with federal standards 4-4-140K2
maintenance 4-4-140K1
Wireless communication facilities
Index - 20.1 (Revised 11/07)
notice of change of ownership 4-4-140K3
Purpose 4-4-140A
Radio frequency standards 4-4-140F8
Standards
all types 4-4-140F
specific types 4-4-140G
antenna projection 4-4-140G
color 4-4-140G
height, area 4-4-140G
landscaping 4-4-140G
(Revised 11/07)Index - 20.2
This page left intentionally blank.
Zoning
Index - 21 (Revised 7/07)
location on buildings 4-4-140G
Visual impact 4-4-140F2
Z
Zoning
Accessory dwelling unit
permitted where 4-2-060D
Accessory structures
detached, residential zones 4-2-110B, 4-2-110G
primary, attached, residential zones 4-2-110A,
4-2-110F
Accessory uses
established 4-2-050A
permitted where 4-2-060Q
table 4-2-060
Additional restrictions 4-2-010E
Adult day care
off-street parking 4-4-080F10e
permitted where 4-2-060K
Adult entertainment businesses
permitted where 4-2-060J
Adult family home
permitted where 4-2-060D
Adult retail uses
permitted where 4-2-060I
Agriculture
permitted where 4-2-060A
Airplane hangars, tie-down areas
off-street parking 4-4-080F10e
Airplane manufacturing
permitted where 4-2-060L
Airplane manufacturing, accessory functions
permitted where 4-2-060L
Airplane sales, repair
permitted where 4-2-060L
Airport-related uses
permitted where 4-2-060L
Airports
permitted where 4-2-060L
Animal husbandry
permitted where 4-2-060B
Antennas
permitted where 4-2-060P
Arterial commercial zone See CA zone
Arts and crafts schools, studios
permitted where 4-2-060E
Assembly operations
permitted where 4-2-060N
Attached dwellings
off-street parking 4-4-080F10e
permitted where 4-2-060C
Auditoriums, sports arenas
off-street parking 4-4-080F10e
permitted where 4-2-060J
Automobile uses
dealership support uses
Automall Area A 4-3-040C
impound yards
permitted where 4-2-060L
rental, sales
Automall Area A 4-3-040C
permitted where 4-2-060L
Aviation-related uses
permitted where 4-2-060L
Banks
off-street parking 4-4-080F10e
Bed and breakfasts
permitted where 4-2-060K
Beekeeping
permitted where 4-2-060B
Big-box retail uses
permitted where 4-2-060I
Body shops
permitted where 4-2-060L
Bowling alleys
off-street parking 4-4-080F10e
Buildings
coverage
manufactured homes, parks 4-2-110C
residential zones 4-2-110A, 4-2-110F
design, residential zones 4-2-110F
floor area, maximum
commercial zones 4-2-120A
residential zones 4-2-110B
height, maximum
commercial zones 4-2-120A, 4-2-120B, 4-2-120E
industrial zones 4-2-130A
manufactured homes, parks 4-2-110C
residential zones 4-2-110A, 4-2-110B, 4-2-110F,
4-2-110G
impervious surface area, residential zones 4-2-110F
location, bulk
commercial zones 4-2-120A, 4-2-120B
residential zones 4-2-110F, 4-2-110G
number of stories
manufactured homes, parks 4-2-110C
residential zones 4-2-110A, 4-2-110F, 4-2-110G
number, size, residential zones 4-2-110B, 4-2-110G
orientation, commercial zones 4-2-120A
project size, residential zones 4-2-110F
residential zones 4-2-110F
Bulk standards See Miscellaneous uses, modifications
Business offices
off-street parking 4-4-080F10e
CA zone
purpose, intent 4-2-020L
screening of vehicle storage areas 4-4-095G
use tables 4-2-060, 4-2-070K
Car washes
permitted where 4-2-060L
Card rooms
permitted where 4-2-060J
Caretaker’s residence
permitted where 4-2-060D
Categories, types established 4-2-050A
CD zone
fee waivers 4-1-210
purpose, intent 4-2-020M
screening of outdoor retail sales areas 4-4-095H
use tables 4-2-060, 4-2-070L
Cemeteries
permitted where 4-2-060G
Center downtown zone See CD zone
Center village zone See CV zone
Churches, synagogues, temples See Religious
institutions
Circulation See Development standards
Clear vision area
commercial zones 4-2-120A, 4-2-120B
industrial zones 4-2-130A
residential zones 4-2-110A, 4-2-110B, 4-2-110F,
4-2-110G
Zoning
(Revised 7/07)Index - 22
CN zone
purpose, intent 4-2-020J
use tables 4-2-060, 4-2-070I
CO zone
purpose, intent 4-2-020N
use tables 4-2-060, 4-2-070M
Colleges, universities
off-street parking 4-4-080F10e
Commercial activities
off-street parking 4-4-080F10e
Commercial neighborhood zone See CN zone
Commercial office zone See CO zone
Commercial/office/residential zone See COR 1, COR 2,
COR 3 zone
Communications towers
See also Wireless communication facilities
permitted where 4-2-060O
Comprehensive plan
designations 4-2-010A
implementing zones 4-2-010D
Conditional uses
established 4-2-050A
table 4-2-060
Conference centers
permitted where 4-2-060H
Congregate residence
permitted where 4-2-060D
Construction/contractor’s offices
permitted where 4-2-060N
trailers, temporary
permitted where 4-2-060P
Convalescent centers, nursing homes
off-street parking 4-4-080F10e
permitted where 4-2-060K
COR 1, COR 2, COR 3 zone
density bonus 4-9-065D
modifications to COR 3 zone standards 4-9-250D3
purpose, intent, locations 4-2-020O
use tables 4-2-060, 4-2-070N
Critical areas
See also Critical areas
commercial zones 4-2-120A, 4-2-120B, 4-2-120E
industrial zones 4-2-130A
manufactured homes, parks 4-2-110C
residential zones 4-2-110A, 4-2-110B, 4-2-110F,
4-2-110G
Cultural facilities
permitted where 4-2-060J
CV zone
purpose, intent 4-2-020K
use tables 4-2-060, 4-2-070J
Dance halls, cabarets
off-street parking 4-4-080F10e
permitted where 4-2-060J
Day care centers
off-street parking 4-4-080F10e
permitted where 4-2-060K
Definitions See Definitions
Density, area
See also Density bonus review
housing
commercial zones 4-2-120A, 4-2-120B, 4-2-120E
manufactured homes, parks 4-2-110C
residential zones 4-2-110A, 4-2-110F
park site area
manufactured homes, parks 4-2-110C
Design standards
residential zones 4-2-110F
Detached dwellings
off-street parking 4-4-080F10e
permitted where 4-2-060C
Development standards
commercial zones 4-2-120
conditions, industrial zones 4-2-130B
exceptions, residential zones 4-2-110F
illustrations
commercial zones 4-2-120D
multi-family residential zones 4-2-110I
single family residential zones 4-2-110E
violations, penalties 4-2-140
Districts established 4-2-010C
Downtown core area
map 4-4-080C
off-street parking 4-4-080F10e
Drive-through businesses, services
off-street parking 4-4-080F10e
permitted where 4-2-060I, 4-2-060K
Dumpster/recycling collection area
commercial zones 4-2-120E
residential zones 4-2-110F
Duplex See Attached dwellings; Semi-attached
dwellings
Dwelling unit mix
residential zones 4-2-110F
Eating, drinking establishments
off-street parking 4-4-080F10e
permitted where 4-2-060I
Electrical power generation
permitted where 4-2-060O
Elementary school
off-street parking 4-4-080F10e
Engine rebuild
permitted where 4-2-060L
Equipment rental
permitted where 4-2-060K
Exhibition halls
permitted where 4-2-060J
Express transportation services
permitted where 4-2-060L
Family day care homes
permitted where 4-2-060K
Flats
off-street parking See under Attached dwellings
permitted where 4-2-060C
Fourplex See Attached dwellings
Fuel dealers
permitted where 4-2-060L
Funeral homes
off-street parking 4-4-080F10e
Gaming, gambling facilities
permitted where 4-2-060J
Zoning
Index - 22.1 (Revised 7/06)
Garbage, refuse, dumpster areas
commercial zones 4-2-120A, 4-2-120B
industrial zones 4-2-130A
Golf courses
permitted where 4-2-060J
Golf driving ranges
off-street parking 4-4-080F10e
Government offices, facilities
permitted where 4-2-060G
Group homes
permitted where 4-2-060D
Hazardous materials storage
permitted where 4-2-060M
Heavy industrial zone See IH zone
Height
See also Buildings; Development standards
Helipads
permitted where 4-2-060L
High schools
off-street parking 4-4-080F10e
Home occupations
permitted where 4-2-060D
Horticultural nurseries See Nurseries, outdoor
Hospitals, sanitariums, similar uses
See also Medical institutions
off-street parking 4-4-080F10e
Hotels
off-street parking 4-4-080F10e
permitted where 4-2-060K
IH zone
purpose, intent 4-2-020Q
use tables 4-2-060, 4-2-070Q
IL zone
purpose, intent 4-2-020O
use tables 4-2-060, 4-2-070O
IM zone
purpose, intent 4-2-020P
(Revised 7/06)Index - 22.2
This page left intentionally blank.
Zoning
Index - 23 (Revised 3/06)
use tables 4-2-060, 4-2-070P
Industrial, storage activities
off-street parking 4-4-080F10e
permitted where 4-2-060N
Jails
permitted where 4-2-060G
Junior high schools
off-street parking 4-4-080F10e
Kennels
permitted where 4-2-060B
Laboratories
permitted where 4-2-060N
Landscaping, screening
See also Screening
commercial zones 4-2-120A, 4-2-120B
industrial zones 4-2-130A
manufactured homes, parks 4-2-110C
residential zones 4-2-110F
Lattice towers
permitted where 4-2-060P
Laundries, commercial
permitted where 4-2-060N
Lawn, garden equipment sales
Automall Area A 4-3-040C
Licensing bureau
Automall Area A 4-3-040C
Light industrial zone See IL zone
Loading docks
commercial zones 4-2-120A, 4-2-120B, 4-2-120E
industrial zones 4-2-130A
Lot dimensions
commercial zones 4-2-120A, 4-2-120B, 4-2-120E
coverage
commercial zones 4-2-120A, 4-2-120B, 4-2-120E
industrial zones 4-2-130A
depth
commercial zones 4-2-120A, 4-2-120B
industrial zones 4-2-130A
manufactured homes, parks 4-2-110C
residential zones 4-2-110A, 4-2-110F
design, manufactured homes, parks 4-2-110C
industrial zones 4-2-130A
residential zones 4-2-110F
size
commercial zones 4-2-120A, 4-2-120B
industrial zones 4-2-130A
manufactured homes, parks 4-2-110C
residential zones 4-2-110A, 4-2-110F
width
commercial zones 4-2-120A, 4-2-120B
industrial zones 4-2-130A
manufactured homes, parks 4-2-110C
residential zones 4-2-110A, 4-2-110F
Low income elderly multiple dwellings
off-street parking 4-4-080F10e
Manufactured homes, parks
off-street parking 4-4-080F10e
permitted where 4-2-060C
Manufacturing
airplane
permitted where 4-2-060N
airplane, accessory functions
permitted where 4-2-060N
off-street parking 4-4-080F10e
permitted where 4-2-060N
Map
arterial street plan 4-2-080E
automall 4-2-080F
boundaries 4-2-030A
conflicts
with chapter 4-2 RMC 4-2-030C
with rezone ordinance 4-2-030D
designation of special zoning categories, time
limitations 4-2-030E
downtown core area 4-2-080C
downtown pedestrian district 4-2-080D
employment area valley 4-2-080B
established 4-2-010B
street layout 4-2-030B
yearly update 4-2-030F
Marinas
off-street parking 4-4-080F10e
permitted where 4-2-060J
Medical, dental clinics/offices
off-street parking 4-4-080F10e
permitted where 4-2-060H
Medical institutions
See also Hospitals, sanitariums, similar uses
off-street parking 4-4-080F10e
permitted where 4-2-060K
Medium industrial zone See IM zone
Miniature golf courses
off-street parking 4-4-080F10e
Mixed occupancies
off-street parking 4-4-080F10e
Mobile homes See Manufactured homes, parks
Model homes
permitted where 4-2-060R
Monopole structures
permitted where 4-2-060P
Motel
off-street parking 4-4-080F10e
permitted where 4-2-060K
Motorcycle
rental, sales
Automall Area A 4-3-040C
Movie theaters See Theaters
Multi-family dwellings See Attached dwellings; Flats;
Townhouses
Natural resource extraction/recovery
permitted where 4-2-060A
Noise See Development standards
Number of structures
manufactured homes, parks 4-2-110C
per lot, residential zones 4-2-110A, 4-2-110F
Nurseries, outdoor
off-street parking 4-4-080F10e
permitted where 4-2-060I
Offices
Automall Area A 4-3-040C
off-street parking 4-4-080F10e
permitted where 4-2-060H
Outdoor commercial recreation, entertainment uses
off-street parking 4-4-080F10e
Outdoor sports areas
off-street parking 4-4-080F10e
Packaging operations
permitted where 4-2-060N
Park and ride
permitted where
dedicated 4-2-060L
shared-use 4-2-060L
Zoning
(Revised 3/06)Index - 24
Parking
See also Development standards
commercial zones 4-2-120A, 4-2-120B, 4-2-120E
industrial zones 4-2-130A
manufactured homes, parks 4-2-110C
permitted where 4-2-060L
public
Automall Area A 4-3-040C
residential zones 4-2-110B, 4-2-110F
Parks
permitted where 4-2-060F
Passenger truck rental, sales
Automall Area A 4-3-040C
Patio, deck
manufactured homes, parks 4-2-110C
Pedestrian access
commercial zones 4-2-120A, 4-2-120B, 4-2-120E
Permits See Land use permits
Permitted uses
established 4-2-050A
table 4-2-060
Pets
permitted where 4-2-060B
Places of public assembly
off-street parking 4-4-080F10e
Plats, shadow plats
residential zones 4-2-110F
Post office
off-street parking 4-4-080F10e
Processing See Specific Manufacturing Use
Prohibited uses
established 4-2-050A
table 4-2-060
Public/quasi-public activities
off-street parking 4-4-080F10e
Public use zone See P-1 zone
Purpose, intent 4-2-020A
R-1 zone
purpose, intent 4-2-020C
use tables 4-2-060, 4-2-070B
R-4 zone
purpose, intent 4-2-020D
use tables 4-2-060, 4-2-070C
R-8 zone
purpose, intent 4-2-020E
use tables 4-2-060, 4-2-070D
R-10 zone
purpose, intent 4-2-020G
use tables 4-2-060, 4-2-070F
R-14 zone
density bonus 4-9-065D
purpose, intent 4-2-020H
use tables 4-2-060, 4-2-070G
Railroad yards
permitted where 4-2-060L
RC zone
purpose, intent 4-2-020B
use tables 4-2-060, 4-2-070A
Recreation area
manufactured homes, parks 4-2-110C
Recreation facilities
permitted where 4-2-060J
Recreational, entertainment uses
off-street parking 4-4-080F10e
Recycling collection center, station
industrial zones 4-2-130A
permitted where 4-2-060N
Religious institutions
off-street parking 4-4-080F10e
permitted where 4-2-060G
Residential-1 du/ac zone See R-1 zone
Residential-4 du/ac zone See R-4 zone
Residential-8 du/ac zone See R-8 zone
Residential-10 du/ac zone See R-10 zone
Residential-14 du/ac zone See R-14 zone
Residential manufactured home zone See RMH zone
Residential multi-family infill zone See RM zone
Residential multi-family neighborhood zone See RM
zone
Residential multi-family suburban zone See RM zone
Residential multi-family urban zone See RM zone
Residential uses
off-street parking 4-4-080F10e
Resource conservation zone See RC zone
Retail sales
off-street parking 4-4-080F10e
permitted where 4-2-060I
Retirement residences
permitted where 4-2-060D
Review fees
joint land use applications 4-1-170B
per application type 4-1-170A
refunds 4-1-170C
RM zone
classifications 4-2-020I2
fee waiver, RM-U zone 4-1-210
purpose, intent 4-2-020I1
use tables 4-2-060, 4-2-070H
RMH zone
purpose, intent 4-2-020F
use tables 4-2-060, 4-2-070E
RM-U zone
density bonus 4-9-065D
Sales/marketing trailers
permitted where 4-2-060R
Sanitariums See under Hospitals
Schools
permitted where 4-2-060E
Screening
commercial zones 4-2-120A, 4-2-120B, 4-2-120E
garbage, refuse, dumpsters
commercial zones 4-2-120A, 4-2-120B
industrial zones 4-2-130A
residential zones 4-2-110F
industrial zones 4-2-130A
loading, repair, maintenance, work areas
commercial zones 4-2-120A, 4-2-120B
industrial zones 4-2-130A
outdoor storage
commercial zones 4-2-120A, 4-2-120B
industrial zones 4-2-130A
residential zones 4-2-110F
recyclables collection, storage
commercial zones 4-2-120A
residential zones 4-2-110F
residential zones 4-2-110F
roof-top equipment
commercial zones 4-2-120A, 4-2-120B
residential zones 4-2-110F
Zoning
Index - 25 (Revised 7/07)
surface-mounted equipment
commercial zones 4-2-120A, 4-2-120B
residential zones 4-2-110F
tow truck operations, impoundment yards, industrial
zones 4-2-130A
Secure community transition facilities
off-street parking 4-4-080F10e
permitted where 4-2-060G
Semi-attached dwellings
off-street parking 4-4-080F10e
permitted where 4-2-060C
Sensitive areas See Critical areas
Service, social organizations
permitted where 4-2-060G
Service uses
permitted where 4-2-060K
Services, on-site
off-street parking 4-4-080F10e
Setbacks
See also Development standards
animal husbandry related structures, residential zones
4-2-110G
freeway frontage
commercial zones 4-2-120A, 4-2-120B
industrial zones 4-2-130A
manufactured homes, parks 4-2-110C
residential zones 4-2-110A, 4-2-110F
industrial zones 4-2-130A
mobile home parks constructed before
12-3-1969 4-2-110C
residential zones 4-2-110A, 4-2-110B, 4-2-110G
yards
commercial zones 4-2-120A, 4-2-120B, 4-2-120E
industrial zones 4-2-130A
manufactured homes, parks 4-2-110C
residential zones 4-2-110A, 4-2-110B, 4-2-110F,
4-2-110G
Sewage disposal, treatment plants
permitted where 4-2-060N
Shopping centers
off-street parking 4-4-080F10e
Signs
See also Development standards; Sign regulations
commercial zones 4-2-120A, 4-2-120B, 4-2-120E
industrial zones 4-2-130A
manufactured homes, parks 4-2-110C
residential zones 4-2-110F
Single family dwellings See Detached dwellings; Semi-
attached dwellings
Skating rinks
off-street parking 4-4-080F10e
Snowmobile sales
Automall Area A 4-3-040C
Stables
permitted where 4-2-060B
Stacked flats See Attached dwellings; Flats
Standards tables
See also Specific Standard
categories designated 4-2-100B
conditions
commercial zones 4-2-120C, 4-2-120F
multi-family residential zones 4-2-110H
single family residential zones 4-2-110D
established 4-2-100A
interpretation 4-2-100C
Storage uses
See also Vehicle storage
permitted where 4-2-060M
Street improvements
private, manufactured homes, parks 4-2-110C
Tables
See also Standards tables
conditions 4-2-080A
established 4-2-050B
interpretation
accessory use 4-2-050C4
additional conditions 4-2-050C3
applicable requirements 4-2-050C2
conflicts 4-2-050C7
legal uses, existing 4-2-050C8
legend 4-2-050C1
prohibited uses 4-2-050C5
unclassified uses 4-2-050C6
permitted uses 4-2-060, 4-2-070
Taverns
off-street parking 4-4-080F10e
permitted where 4-2-060I
Taxi stands
permitted where 4-2-060L
Temporary uses
permitted where 4-2-060R
Theaters
off-street parking 4-4-080F10e
permitted where 4-2-060J
Tow truck yards
permitted where 4-2-060L
Townhouses
off-street parking See under Attached dwellings
permitted where 4-2-060C
Transit centers
permitted where 4-2-060L
Transmission rebuild
permitted where 4-2-060L
Travel trailers
See also Travel trailers
off-street parking 4-4-080F10e
Triplex See Attached dwellings
Truck terminals
permitted where 4-2-060L
UC-N1, UC-N2 zone
purpose, intent 4-2-020P
use tables 4-2-060, 4-2-070R, 4-2-070S
Unclassified uses
established 4-2-050A
Urban Center – North zones See UC-N1, UC-N2 zone
Utilities uses
permitted where 4-2-060O
Vehicle sales, rental
off-street parking 4-4-080F10e
permitted where 4-2-060I, 4-2-060K
Vehicle service, repair
off-street parking 4-4-080F10e
permitted where 4-2-060L
Vehicle storage
commercial zones 4-2-120A
permitted where 4-2-060M
Veterinary offices/clinics
permitted where 4-2-060H
Warehousing, storage
off-street parking 4-4-080F10e
permitted where 4-2-060M
Zoning
(Revised 7/07)Index - 26
Waste recycling, transfer facilities
permitted where 4-2-060N
Wireless communication facilities
See also Communications towers; Wireless
communication facilities
height, building
commercial zones 4-2-120A, 4-2-120B
industrial zones 4-2-130A
residential zones 4-2-110A, 4-2-110F
installation of tower, antenna
entire lot considered 4-2-040A1
not considered expansion of nonconforming
4-2-040A2
permitted where 4-2-060P
Wrecking yards
permitted where 4-2-060L
Yards See Setbacks